Smith-Roberts National Corp.

ALTA/ACSMLand Title Surveys

What you get and what you don’t get!

Smith-Roberts National Corp.

What is a Land Surveyor?Every state requires that surveyors be licensed.

8 hour Fundamental Examination 6 hour Principles and Practices Exam 2 hour State Law specific exam

Each state has independent regulatory board which oversees the professionNCEES is the National Examination Board

www.ncees.org

Smith-Roberts National Corp.

Standard of Care & Liability…"the degree of care a reasonable prudent practitioner should exercise in the locality of practice.“ 1 Surveying and Land Information Systems, Volume 50, No. 4, 1990, pp. 267-270

 Liability Insurancepolicies contain exclusions for claims arising out of express guaranties or warranties “true and correct" or "true and accurate" are comparable in meaning to guaranty problems arise when a surveyor executes a certificate which contains statements beyond his/her professional knowledge

Smith-Roberts National Corp.

Legal Descriptions

United States Public Land Survey SystemRectangular/Grid System

Metes and Bounds SystemOriginal 13 ColoniesSome Southern StatesTexas

Platted Subdivisions – Lot & BlockSimultaneous Conveyance

Smith-Roberts National Corp.

Bearings & Dimensions360 degrees (°) in a full circle60 minutes (‘) in a degree60 seconds (“) in a minuteFull circle is divided into 4 quadrantsFirst part of Bearing (N or S) is the starting directionThe last part of the bearing is the direction you turn (E or W)

Smith-Roberts National Corp.

Bearing RulesThe closer the line is to Due North or South the closer the bearing will be to 00°00’00”The closer the line is to Due East or West the closer the bearing will be to 90°00’00”The number of degrees (°) cannot exceed 90The number of minutes (‘) or seconds (“) cannot exceed 59 For example:

There is no such thing as N95°21’63”E

Smith-Roberts National Corp.

1999 Minimum Standard Detail Requirements

Smith-Roberts National Corp.

What is a Base ALTA?

Dimensions of Property (5a)All elements of each curve, if any (5a)Difference in Record & Measured dimensions (5b)Evidence of access to public streets (5c)Names and recording data of adjoining landowners of non-platted lands (5d)Contiguity, gores and overlaps along the exterior boundaries (5d)

Smith-Roberts National Corp.

What is a Base ALTA? cont’d

Character of all evidence of possession (fences, walls hedges, etc) (5f)Location of Buildings (5g)All record easements as provided to surveyor (5h)Observable Evidence of Easements (5h)ALL visible improvements within 5 feet of boundary (5i)Driveways across property (5j)Required ALTA certificate (8)

Smith-Roberts National Corp.

1. Monuments

Helps to locate property boundaries in the future Not all states require Additional costs if requested Some corners cannot be set

Smith-Roberts National Corp.

2. Vicinity Map

Orients to major intersections

Can show off site easements

Smith-Roberts National Corp.

3. Flood Zone Statement

Determines if Flood Insurance is required

References the FEMA map

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4. Land Area

Helps determine if all of desired property is surveyed Area to be determined by client Usually not insurable

Smith-Roberts National Corp.

5. Contours & Datum

ONLY needed for Elevation Certificates NOT necessary for most transactions Usually NOT requested

Smith-Roberts National Corp.

6. Zoning Restrictions, etc

Show current setbacks Show height Restrictions Show Floor Space

Restrictions (bulk) Setbacks from recorded plat SURVEYORS CANNOT

CERTIFY COMPLIANCE

Smith-Roberts National Corp.

7(a) Exterior Dimensions of Buildings

Without this item, buildings are only shown visually, not dimensioned

In some cases an overall length and width will suffice (very intricate buildings)

Smith-Roberts National Corp.

7(b) Square Footage

If this item is checked, there are up to three (3) subcategories that should be requested

Smith-Roberts National Corp.

7(b)(1) Exterior Footprint

This is the area that the building occupies on the property Used for bulk density calculations NOT the same as square footage from rent rolls

Smith-Roberts National Corp.

7(b)(2) Gross Floor Area

Surveyor must be provided with floor plans Used for calculation of parking space

requirements Should correspond with the rent rolls Usually not requested

Smith-Roberts National Corp.

7(b)(3) Other Areas

Landscaped area, if required by restrictive covenant

Permeable area, if specified in the zoning Be specific if you check this item

Smith-Roberts National Corp.

7(c) Height of Buildings

Used mainly for zoning compliance Feet AND number of stories

Smith-Roberts National Corp.

8. Visible Improvements

Without Item 8, only buildings are required to be shown Paved areas, signs, swimming pools, etc. Indicates use by others Billboard Signs

Smith-Roberts National Corp.

9. Parking Areas

Used mainly for zoning compliance Parking Stripes Required Number ?

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10. Access to Public Road

Allows title company to insure access Direct or Indirect access Physical access vs. legal access

Smith-Roberts National Corp.

11. Location of Utilities

Confirms that property has access to public utilities

Confirms that visible utilities enter or exit though public easements or rights of way

Is there a need for appurtenant easement across others?

Indication of unrecorded easements

Two subcategories of Item 11

Smith-Roberts National Corp.

11 (a) Observed Evidence.

Only visible evidence of utilities:

Manholes, power poles, transformers, fire hydrants, drain inlets, etc.

For example, location of sewer lines between manholes will not be shown.

Smith-Roberts National Corp.

11 (b) Observed Evidence & Plans. Plans provided by

client, utility companies and other appropriate sources.

For example, city utility plans (WHEN AVAILABLE)

This does not require surveyor to utilize the “One Call” system

Smith-Roberts National Corp.

12. Governmental Agency Requirements.

HUD Requirements Additional FANNIE MAE Requirements not

otherwise covered in Table A Usually not requested

Smith-Roberts National Corp.

13. Names of Adjoiners / Platted.

Non-Platted adjoiners are already required by base ALTA. Adjoiner deed information to be provided by client. Needs to be negotiated in original survey order.

Smith-Roberts National Corp.

14. Earth Moving and Construction

Evidence of possible lien rights Usually not requested

Smith-Roberts National Corp.

15. Changes in Street Rights-of-Way

Completed OR proposed Indicates possible additional right-of-way

takings Documents are typically not of record

Smith-Roberts National Corp.

16. Solid Waste Dump

Only visible evidence can be located Usually not requested

Smith-Roberts National Corp.

17. Other

Client specific requests Usually not requested

Smith-Roberts National Corp.

Flood Hazard ZonesFEMA Flood Insurance Rate Map (FIRM)

Depicts Special Flood Hazard Areas (SFHA)100 year Flood?

Zone B, SHADED X, C, and X Areas of moderate or minimal hazard Flood insurance is available in participating communities but is not required

Zone A Subject to inundation by the 100-year flood Mandatory flood insurance purchase requirements apply

Zone AE Subject to inundation by the 100-year floodBase flood elevations are shown within these zones Mandatory flood insurance purchase requirements apply

Smith-Roberts National Corp.

www.smith-roberts.com

Smith-Roberts National Corporation25 South Oklahoma Avenue

Suite 400Oklahoma City, OK 73104

Ph 800-411-2010Fx 405-840-9116