ALTA | NSPS | ACSM Land Title Survey
We understand that the world of land surveying can be complex, especially when it comes to specialized surveys like ALTA, NSPS, and ACSM Land Title Surveys. These surveys play a crucial role in commercial real estate transactions, providing detailed information about a property’s boundaries, improvements, easements, and other critical features. Keep reading as we break down what these surveys are, why they’re important, and how our team can assist you in ensuring your real estate transactions are smooth and accurate.
What Are ALTA, NSPS, and ACSM Land Title Surveys?
ALTA/NSPS Land Title Surveys are detailed surveys that adhere to standards set by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). These standards ensure that the survey provides all the necessary information required by lenders, title insurers, and buyers in commercial real estate transactions. Previously known as ALTA/ACSM surveys (referring to the American Congress on Surveying and Mapping, which has since merged into the NSPS), these surveys are now governed by the ALTA/NSPS standards. The surveys are comprehensive, detailing not only the property’s boundaries but also significant improvements, rights of way, easements, and other features that may affect the ownership and use of the property.
Why Are ALTA/NSPS Land Title Surveys Important?
ALTA/NSPS Land Title Surveys provide a clear, accurate depiction of the property being purchased. This ensures that all parties involved—buyers, sellers, lenders, and title insurers—have a precise understanding of the property’s boundaries and any potential issues. By identifying encroachments, easements, and other potential title issues, these surveys help mitigate the risk of future disputes. This is particularly important in commercial real estate, where the stakes are high, and even small discrepancies can lead to significant legal challenges. Many lenders require an ALTA/NSPS Land Title Survey before financing a commercial property. This survey provides the lender with the detailed information they need to assess the property’s value and ensure that it meets all legal and regulatory requirements.
What Does an ALTA/NSPS Land Title Survey Include?
An ALTA/NSPS Land Title Survey is far more detailed than a standard boundary survey. It typically includes property boundaries, improvements, encroachments, zoning, flood classification, legal descriptions, and utilities. At Orchard Land Surveyor, our process for conducting an ALTA/NSPS Land Title Survey is thorough and methodical. Our team conducts extensive research, reviewing property records, title documents, and previous surveys to gather all relevant information about the property. Our licensed surveyors visit the property to perform a detailed field survey. We also prepare a detailed report that explains our findings and highlights any potential issues. We then provide you with the completed survey and report, along with ongoing support to help you interpret the results.
The Costs Involved in an ALTA/NSPS Land Title Survey
The cost of an ALTA/NSPS Land Title Survey can vary based on several factors. Larger properties require more time and resources to survey, increasing the cost. Properties with complex boundary issues, multiple structures, or numerous easements and encumbrances may also be more expensive to survey. We offer competitive pricing and transparent estimates. We’ll work with you to ensure that the survey meets your needs and fits within your budget. Choosing Orchard Land Surveyor for your ALTA/NSPS Land Title Survey means partnering with a team of experienced professionals dedicated to accuracy, reliability, and customer satisfaction. Our surveys are meticulously conducted to ensure that you have all the information you need for a successful real estate transaction. Whether you’re buying, selling, or financing a commercial property, you can trust Orchard Land Surveyor to provide the highest level of service and expertise.