Boundary Surveys: This is the traditional type of land survey. Boundary surveys require the surveyor to perform deed and record research, search for monumentation on the ground, examine the physical and record evidence to determine where the boundary line is located based on the record. A drawing and a metes and bounds (legal) description are typically prepared to report the surveyor's factual findings. If requested when the boundary is ordered, and boundary survey can be customized to show select improvements such as water wells, roads, buildings, and/or utility lines. We have performed boundary surveys for tracts as small as a quarter acre to thousands of acres.
Title Surveys: The Title Survey is the traditional approach to combining a title policy with a boundary survey. These surveys combine an ordinary boundary survey with a title commitment. The scope of a basic title survey can be customized to the needs of the lender or title company, however to reduce cost, these custom requests must be made when the survey is ordered. This type of title survey typically shows substantial improvements and visible utilities.
ALTA/NSPS Land Title Surveys: ALTA surveys provide buyers, investors, lenders, and title companies with a tool to perform a risk assessment of the property surveyed. This is a land title survey that must comply with the ALTA/NSPS requirements, Texas Board of Professional Land Surveying (TBPLS) rules, and state law. While ALTA surveys do not make bad surveyors suddenly turn out good work, it does give good surveyors a list of items the buyer, lender, or title company would like to see on the survey. These items help the parties understand what they are buying and the risks involved. If required, the ALTA survey should be requested when the survey is ordered. These surveys are primarily requested for commercial applications such as wind farms, strip malls, and apartment complexes.
TSPS Land Title Surveys (Category 1A Survey): Category 1A Surveys are often compared to ALTA surveys, but the requirements are somewhat different. The Category 1A standards are established and amended by the Texas Society of Professional Surveyors (TSPS). Lenders, title attorneys, and real estate attorneys often believe that Category 1A surveys ensure that the surveyor provides a quality survey. Unfortunately, this is not the case. The Category 1A survey provides certain things that perhaps an ordinary survey would not provide. Category 1A surveys can help ensure the particular specific needs of the parties are met, but the benefit of this survey is not achieved unless it is performed by a competent surveyor. Category 1A surveys are most commonly ordered for commercial properties, but are sometimes used for other transactions upon the lender's request.
Subdivision Platting: Some subdivision plats include one lot, while others include dozens of lots. Whether you are platting one lot or dozens, we can make it happen. We have handled dozens of city plats for developments large and small.
Special Surveys: Sometimes there are gaps or overlaps between the deeds describing the tracts owned by neighbors. This is usually occurs on tracts that have not been surveyed in decades. When problems such as these are discovered, the title attorney involved in the transaction will undertake some measures to "cure" the defects in title. These efforts typically include a boundary line agreement, an affidavit of adverse possession, or a quitclaim by one of the parties. As surveyors, we do not determine ownership, but we do aid the attorney(s) involved to provide the special survey services necessary to resolve the discrepancies in a manner that is precise and retraceable.