ALTA Land Title Surveys
DLZ survey crews, combining years of experience and modern electronic instruments, provide fast, accurate topographic, design data, and construction surveys. Our survey crews have conducted numerous surveying assignments including highway and utility right-of-way, property and location surveys, cross sectioning and mapping, and subdivision planning. For those surveys that lend themselves to photogrammetry, qualified subconsultants are used to provide aerial photography and mapping. Our staff will establish the necessary ground control, supervise the photogrammetric survey, and field-check the results. Our services include:
- ALTA surveys
- Boundary surveys
- Horizontal and vertical control surveys
- Topographic and hydrographic surveys
- Site surveys for construction
- Location and right-of-way surveys
- Cellular and utility tower location surveys
- Global Positioning System (GPS) control surveys
- Geographic Information System (GIS) inventories
- Aerial photography control surveys
- Construction staking
- Right-of-way acquisition
- Boundary retracement and establishment
- Prismoidial volume computations
- Route selection
An ALTA survey will conform to standards jointly adopted by the American Land Title Association and the American Congress on Surveying and Mapping. An ALTA survey shows improvements, easements, rights-of-way, and other elements impacting the ownership of land. It will provide the title company the information required to insure the title to the land and improvements to the highest industry standards, and reduces the risk in a real estate transaction. A careful review of all the elements from “Table A” will be delineating a clear scope of the land surveyor’s services.
The surveyor will refer to the title commitment for the legal description of the property and for the legal description of any encumbrances (exceptions). Areas of ownership, improvements and encumbrances will be shown graphically. If the survey discovers any encroachments, they should be shown graphically, and a note indicating the nature of the encroachment may also be added.
The certification language of the ALTA survey will include the names of the affected parties, including as appropriate the buyer, seller, title company, and lender. The surveyor will work in close association with the title insurance company, as the surveyor and the title company are relying on each others work to show the matters affecting the ownership of the land and improvements in a comprehensive manner.
ALTA/ASCM TITLE SURVEY – SMALL COMMERCIAL
Creating small commercial property surveys can be challenging. The plans require a considerable amount of detail which can clutter the drawing. DLZ utilizes unique hatch legends and exploded details that help to present a clear and concise plan that the end users find to be both aesthetically pleasing and usable.
ALTA/ASCM/HUD TITLE SURVEY – LARGE COMMERCIAL AND RESIDENTIAL
Large commercial site title surveys can have numerous schedule 2B property encumbrances found in some title commitments. At DLZ we produce plans that clearly identify all easements, lease parcels, zoning data, building data, wetland information, flood zone information and ingress and egress data by segregating the information into multiple plan sheets.
ALTA/ASCM TITLE SURVEY – INDUSTRIAL
Industrial properties can be the most challenging and complex of the ALTA surveys done in the industry. These properties may require the help of DLZ survey teams trained in confined space entry. We also have 3D scanning capabilities which we use to complete both small and large size commercial property drawings, ensuring a precise and accurate drawing. DLZ takes the time to talk with current owners and employees of the industrial site gathering enough property information to insure a complete product.
INVESTING IN THE FUTURE
DLZ invested time and money in the upgrade of its survey equipment and methods. We upgraded to Trimble R8 and R10 GPS receivers. These units are fully operational in RTK (real time kinematic) as well the ODOT VRS (Virtual Reference Station) modes. DLZ is experienced in the use of these real time systems as well as static GPS collection and processing.
DLZ invested in its traditional survey equipment as well, upgrading with digital level, robotic/reflectorless total station, and data collection units. This equipment enables DLZ to move to a one-man crew for many survey tasks, thus increasing efficiency and flexibility.
DLZ owns a terrestrial 3D laser scanner, with the capability to scan and create digital models of real world features with unprecedented detail and accuracy. Through the judicious use of these new technologies and equipment, DLZ improved not only the accuracy of its survey products, but its efficiency, its flexibility, and ultimately its competitive edge in the survey world.