lawyer guide how to read a plot of survey

To read a plat, first locate the North arrow. This will orient you to the property’s actual location on the ground. Next, find the survey legend.

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What do lawyers need to know about Survey maps?

Reading the Land Survey Plat Step 1 Find the point of beginning if the land is described by metes and bounds. The point of beginning shows the location where the metes and bounds legal description of the land begins. Step 2 Run the legal description if the …

How to read a land survey for a property?

 · 3. Review your map’s scale and the legend provided. Your survey will display information based on a scale. A survey’s legend is typically presented on the right hand side of the survey, or along the bottom of the document. A map’s scale connects the distances listed on a map to their actual size.

What should I look for when reading a survey?

The surveyor creates land survey documents during the process, which legally describe the property, covering everything from property lines to waterways. Being able …

Do I need a survey plat for a property dispute?

The date of the survey and scale of the drawing should be indicated. Adjoining property owners or subdivision lot numbers should be indicated on all sides. Flood plains The survey should note whether the property is in a special flood hazard area as established by FEMA.

How do you read a survey plot?

Each segment will contain numbers and letters indicating the direction from North that the line proceeds as well as the distance to the next point. For example, a segment may have the notation N 15° 30′ 45″ E on one side of the line and the notation 166.25′ on the other side of the line.

How do you read land plots?

Plat maps list the house number for each parcel, along with the shape of the parcel, or the parcel boundary. The small numbers along the bottom of the parcel is the width, and the number along the right side of the parcel is the depth. Most plat maps have these numbers in feet.

How do you read survey elevations?

Read the number opposite the pointer. That number is your true elevation. If using an optical instrument, just read the number across the horizontal line. That number is your true elevation.

What does iron pipe found mean on a survey?

IPF - Iron pipe found. IRF - Iron rod found. L.O.D. - Limit of Disturbance. The area had to be cleared, graded, etc.

How do you read a lot size?

Standard convention says that the street side is the first dimension listed, and then the other dimensions follow clock-wise. For example, if you have a lot size of 60×130, the street side measures 60ft and the lot goes back 130ft.

What is measurement in land survey?

In Surveying all measurements are horizontal, can be inclined; reduce to horizontal and vertical components in plotting. Distance between 2 points on a plan or map is always horizontal distance irrespective of their elevation, (distance between their projection on horizontal plane).

How do you read surveyor stakes?

7:1017:50How to read grade stakes for roads - YouTubeYouTubeStart of suggested clipEnd of suggested clipAnd the way you can tell it's a center line is by that symbol right there it's going to be theMoreAnd the way you can tell it's a center line is by that symbol right there it's going to be the letter c. And then through the middle of the c.

How do you read a map grade?

0:552:54How to read a site plan - YouTubeYouTubeStart of suggested clipEnd of suggested clip2. And something important about these lines the closer together these lines are drawn the steeperMore2. And something important about these lines the closer together these lines are drawn the steeper the slope is.

How are surveying levels calculated?

Set up the level and measure BS = 1.96 m, and then FS = 0.87 m. Calculate HI = BS + E(C) = 1.96 m + 101.17 m = 103.13 m. 0btain E(B) = HI- FS = 103.13 m - 0.87 m = 102.26 m.

What is a cut cross on a survey?

A legal marker such as a "cross", "X" or "+" sign drilled into permanent concrete sidewalks, curbs, retaining walls, walkways to permanently mark boundary locations.

What does IPF mean on a survey?

Iron Pipe/Pin foundEIP – Existing Iron Pipe. FD – Found. IPF – Iron Pipe/Pin found. IPS – Iron Pipe/Pin Found.

What does FND mean on a survey?

FENCESurveyor AbbreviationsRANCHOSAGUA HEDIONDAAGUA HEDFNFENCEFNCFENCEFTFOOT OR FEET188 more rows

What is plat in surveying?

A land survey plat is a map depicting characteristics of the land and their relative positions. A surveyor uses measurement techniques and tools to translate legal technical documents describing the land into positions on the ground. The information found on a survey depends on its type and intended use. American Land Title Association (ALTA) surveys locate property lines, improvements, easements and utilities. Boundary surveys depict property lines and corners and are used to obtain building permits or resolve property line disputes. Learning how to read a survey helps you better understand the characteristics of and various legal rights to the land.

What are the symbols on a survey?

Symbols depict corners, contours, improvements, streets, waters, vegetation, utility facilities and other land characteristics .

How to locate easements created by plat of subdivision?

Look at each boundary line and the land around it to locate any borderline easements that may have been created by the plat of subdivision if the land is subdivided.

What is a copy of a title insurance policy?

Review a copy of a land transfer document and a copy of the title insurance commitment or policy. These documents provide the legal description of the land and a description of any third party rights in the land that should be depicted on the survey, such as encroachments, utility easements or other easements granting a third party use of the entire land or a portion of it.

How to determine if a land is a subdivision?

Determine whether the land is described as a subdivision lot or by metes and bounds. If the land has been subdivided, it will be described as a lot number in the named subdivision. If the land is not subdivided, it will be described by metes and bounds, calls described in direction, degree angle or curve, and length from a point of beginning.

What is the scale of a surveyor?

Note the surveyor's scale. The scale depicts the relationship between distance on the survey and the distances on the ground. You can use the scale along with a ruler to determine the distances between the various land characteristics.

When does a legal description close?

A legal description closes when the ending point is the same point as the point of beginning.

Why is it important to record a survey?

It is a good idea to record any survey made for future reference in case the report is lost or damaged. A survey is also helpful if you’re building a fence near the edge of your property. If you’re involved in a property dispute with a neighbor, a survey can help you identify accurate property lines.

What is legend on survey?

A legend is a listing of the symbols on the survey and what they mean. For example, a small circle on the survey might refer to a manhole cover.

How many lines are there in the PLSS?

Read the principal meridians and base lines. A PLSS map of the United States will show a grid of these intersecting lines. Though not exact lines of longitude and latitude, the system is based off thirty-seven north-south lines of principal meridian and their perpendicular east-west base lines.

What is the biggest financial decision a homeowner or business owner will ever make?

Buying property may be the biggest financial decision a homeowner or business owner will ever make. It’s critical that both the buyer and the seller understand exactly what is being sold. You can gain that understanding by reading a land survey for the property.

How to find the correct township?

To find the correct township, you simply count the rows up and columns over from the starting point.

Is a land survey expensive?

A land survey can be expensive . You need an experienced surveyor to complete the work. Make sure you’re clear about the need for a survey. A land survey is a certification of a piece of land’s exact location. The survey identifies the boundaries of the property.

Can you record a survey if you are not in a subdivision?

If the property is not located within a subdivision there may or may not be a survey on record and a title search report may be able to show this or you can check with the county, but not every survey is recorded. It is a good idea to record any survey made for future reference in case the report is lost or damaged.

What is a land survey?

Before buying or selling a piece of land, a survey determines the exact boundaries of the land based on legal documents filed about the particular piece of property. The surveyor creates land survey documents during the process, which legally describe the property, covering everything from property lines to waterways. Being able to read these land survey documents ensures that as a buyer or seller, you know precisely what the property contains--reducing any chances of misunderstandings with other parties involved in a land transaction, or owners of neighboring property.

How to find the scale of a survey map?

Note the scale of the survey, telling you the scale of the map. Use a ruler to measure distances on the map, and convert those measurements using the map scale to determine actual distances between points on the property.

Where is the survey legend located?

Study the survey legend, typically located along the bottom of the map. Each symbol in the legend has a label and denotes a specific topographical feature on the map. Match the symbols on the legend with the symbols on the map to determine which features are present on the property.

How to ensure that the survey description matches the actual property in question?

Ensure that the survey description matches the actual property in question by walking the property with the survey in hand after reading through the written portion at least once.

What can you learn from a property survey?

With a property survey in hand, you can discover the boundary lines, zoning information, and underground utilities on and around your property. Learning to read a property survey will help you understand your rights as a landowner. Steps.

What are the units of measure for property survey bearings?

Degrees, minutes, and seconds are the units of measure for property survey bearings. For example, N 38° 03' 09" E would translate as 38 degrees, 3 minutes, 9 seconds from the north to the east.

What is bearing on a survey?

The bearing represents the angle between north or south and east or west. You can measure this angle from a central point with a protractor. For instance, you might have a bearing of N 38° 03' 09" E. If you measured an angle of 38° 03' 09" from the north to the east on the survey illustration, you could then trace that northeasterly line to identify one of your property's boundaries.

Why is it important to understand your property survey?

Remember, understanding your survey is crucial for establishing full control over your property. Put your survey to use. Whether you are buying a new property, looking to build on your land, or trying to sell some or all of your land, your property survey will help move the process along.

Where to find notes on a survey?

Read the notes. Notes are found on the survey illustration and provide information pertaining to former ownership of the land being surveyed or nearby properties. A more thorough account of the property can be found in the written report.

Where is the compass located in a survey?

Orient yourself in the survey illustration. The illustration should include a compass indicating which way is north. This is often located near the legend, or separately in a corner of the illustration. A good survey will distinguish between magnetic north and astronomical north. If the survey does not distinguish between the two, it's probably based on magnetic north, but you should check with your surveyor to be sure.

What should be near the symbols on a survey drawing?

However, there should be a legend or text near the symbols on the drawing explaining what each symbol represents. The best symbols resemble their real-world counterparts, when possible, such as this symbol of a fire hydrant. Some survey drawings are more detailed than others.

What are the symbols on a land survey?

Some survey drawings are more detailed than others. With some companies, it is not uncommon to see only circles representing property corners on a survey and nothing else. As scale allows and unless noted otherwise, all Professional Land Systems’ surveys show existing visible utility structures on the survey, represented by symbols. These structures include; water meters, utility poles and guy wires, fire hydrants, telecom or broadband cable junction boxes, electrical transformers, manholes, etc. The relative locations of these structures on the drawing can be very helpful in visualizing the property boundaries. Note that symbols are merely general graphical representations so they are not scaled exactly the same size as the objects they represent. The symbols are usually larger for clarity. Here is an example of a typical symbol legend:

How to find occupation evidence?

If any structures project across the boundary they should be clearly noted. Often, structures near the boundaries, such as fences, indicate what surveyors call “occupation evidence.” Occupation lines occur when adjacent owners make unspoken claims of land ownership. Sometimes occupation lines coincide with actual property boundaries, in some instances they conflict. Occupation evidence includes fences, buildings, hedges and other plantings, vehicle parking, driveways, etc. This kind of use may lead to an adverse possession claim if it continues for the statutory period. If encroachments are discovered by your surveyor it is important to address them.

What is a certified survey?

The survey should be certified as to accuracy, that it meets the standards of the state in which it was performed, and signed and sealed by the professional surveyor.

Can utilities be shown on a survey?

Underground utilities are not shown on the survey unless specifically requested. This is an additional contract item. Even then, a disclaimer will be added that the utilities are only shown to the extent marked by utility marking companies or copied from existing utility maps provided by utility companies. Surveyors have no capability to locate structures not visible from the surface.

Does occupation line conflict with property boundary?

Sometimes occupation lines coincide with actual property boundaries, in some instances they conflict. Occupation evidence includes fences, buildings, hedges and other plantings, vehicle parking, driveways, etc. This kind of use may lead to an adverse possession claim if it continues for the statutory period.

Do subdivision lots have to be indicated on all sides?

Adjoining property owners or subdivision lot numbers should be indicated on all sides.

What is the direction of a plat?

Think of each crosshair as a relative direction guide with North being towards the top of each crosshair. Like most plats the “calls” are clockwise. “Calls” are the stated direction and distances on the plat. That is to say that the direction of travel and distance from one point to the other and back to the beginning is in a clockwise direction. The text is also oriented in the direction of travel. Plats do not have to follow this convention, but most do. It is easy to see if this is correct by looking at the drawing. The direction of travel from point 1 to point 2 is Northwest and this coincides with the call since the first and last letters of the direction are N and W respectively.

Do plats follow the direction of travel?

Plats do not have to follow this convention, but most do. It is easy to see if this is correct by looking at the drawing. The direction of travel from point 1 to point 2 is Northwest and this coincides with the call since the first and last letters of the direction are N and W respectively.

Do plats of survey use degrees?

Plats of survey rarely use degrees. The usually use a system of bearings based on deviation from north or deviation from south. A direction that is expressed as a standard bearing is also based on a 360 degree circle but uses different points of reference.

What to do if your survey does not have a legend?

If the survey does not have a legend (not all do), check out the common symbols online by going to a state or federal website such as the Bureau of Land Management.

What is land survey?

A land survey is a detailed record of the features, orientation, dimensions, boundaries and overall layout of a given piece of property, all drawn on a two dimensional map. It is based on exact measurements taken by a surveyor and creates a legal description of the land. A survey can tell you if the trees, driveways, bodies of water, power lines, ...

How much does a survey cost in Texas?

If the owner does not have a survey, the buyer typically pays the fee. A survey will cost around $350 in Texas. Being able to read a survey will tell you the exact nature of the property you are purchasing. This will help you avoid any misunderstandings (including future legal arguments over who owns what).

What does every line on a survey mean?

Every line or symbol on the survey has a corresponding meaning to identify features on the land such as lakes, rivers, utility lines, elevation and depressions in the land, and even the type of vegetative growth on the land parcel, as well as boundary lines.

Do you need a survey to get a title?

Title Company Requirements. The title company will require a survey before they will issue the title. If the current owner already has a survey, the title company will have to review it to determine if it is acceptable (most are). If there have been changes to the property like a converted garage or a pool, a new survey is required.

Do you need a T-47 form for a real estate survey?

If there have been changes to the property like a converted garage or a pool, a new survey is required. If the seller does provide a survey, they must complete (and have notarized) a T-47 form (also known as a Residential Real Property Affidavit).

What are the lawaspects of surveying?

The lawaspects relate to the interpretation and resolution of legal descriptions and boundaries. There are virtually no statutes or legislated laws that tell surveyors how to determine boundaries; the rules for that are from a body of common law derived from hundreds of years of court cases related to boundary disputes and legal descriptions. Surveyors cannot make proper boundary determinations without studying and understanding what the ^weight of authority_ has been in case law.

What should a survey map show?

In the context of the purchase of residential real estate, the survey map should show, at a minimum, (1) the dimensions of the property; (2) the location of the house, driveway, decks, patios, fences and other improvements; (3) whether the neighboring property has improvements which encroach onto the real property; and (4) whether there are any encroachments of the real property onto the property of an adjoining parcel.

Why do you need a surveyor?

This information is necessary in order for a prospective buyer to more accurately determine the value or use of the property and to determine conformity with zoning ordinances and recorded restrictions.

What should be performed with sufficient scope and depth to identify with reasonable certainty?

Research of records and record sources should be performed with sufficient scope and depth to identify with reasonable certainty:

What is a surveyor's opinion?

Taking into consideration the above definitions and description, it can be said that a professional land surveyor physically inspects the property, evaluates the real property evidence, and forms an opinion as to where the property lines are located. Once the surveyor forms an opinion as to the location of the boundary lines of the property, the surveyor then prepares a "map" commonly referred to as the ^survey map_.

What is a survey in New York?

A survey is the opinion of a Registered, Licensed Land Surveyor or Registered, Licensed Professional Engineer holding the "m" exemption, which is based on measurements, research, mathematical computation, analysis, and professional judgment consistent with rules of evidence, legal precedents, and in accordance with the applicable laws of New York State. This opinion is typically in the form of a graphic presentation (i.e.: map, electronic file, field monumentation, etc.) a written report (i.e.: Survey

What is land surveying?

The practice of the profession of land surveying is defined as practicing that branch of the engineering profession and applied mathematics which includes the measuring and plotting of the dimensions and areas of any portion of the earth , including all naturally placed and man or machine-made structures and objects thereon, the lengths and directions of boundary lines, the contour of the surface and the application of rules and regulations in accordance with local requirements incidental to subdivisions for the correct determination, description, conveying and recording thereof or for the establishment or re- establishment thereof. NYS Educ. Lawﾂｧ7203

What is surveying in construction?

surveying: a blend of several disciplines, from mathematician and law scholar, to expert measurer and translator. By interpreting the legal description and applying the science of measurement, the surveyor translates a legal description or construction plans into tangible positions on the ground. These positions then become the basis for construction or for the establishment of a particular location, possibly to show lines of ownership or to document change over time.

What is legal description?

legal description: a method of describing a particular parcel of land in such a way that it uniquely describes the particular parcel and no other. A legal description may be a simple reference to a lot as shown on a subdivision plat, or be described by metes and bounds.

What is right of way in construction?

right-of-way: a parcel of land granted by deed or easement for construction and maintenance according to a designated use. This may include highways, streets, canals, ditches, or other uses. subdivision plat: a legal instrument intended to take a large parcel of land and divide it into smaller parcels of land.

What is measurement in statistics?

measurement: an estimated value that is, by its nature, subject to error. A person can count (an absolute value) one hundred beans and get the same quantity as someone else counting one hundred beans. However, if two people each measure (an estimated value) a cup of beans, it is likely that they will have a different quantity of beans. Two surveyors measuring the same distance may obtain different values. Both of the values should be similar, but they will only approach the true theoretical value through repetition and statistical analysis.

What is subdivision plat?

subdivision plat: a legal instrument intended to take a large parcel of land and divide it into smaller parcels of land. A subdivision plat may also create public rights-of-way or easements, and is usually filed with the public real estate records of the county.