Boundry Survey FAQ - by Roaring Brook Consultants


BOUNDARY SURVEY FAQ
Q: What is a Boundary Survey?
A:	A boundary survey is a complex procedure that combines exacting field measurements with the interpretation of deeds, maps, and other records to determine property line locations.
Q: What is the difference between a boundary survey and a deed?
A:	A deed is evidence of transfer of real property. The definition of a deed does not contain requirements for a mathematical, precise description of the property.
Q: What is the process for a boundary survey?
A:	Surveyor and owner conduct a site visit and gather information such as deeds, plans, etc. Surveyor prepares a proposal to perform the scope of work and the owner signs it. Research is performed, including research of the deeds for the parcel being surveyed and the abutting parcels, and of town, county and state records. Surveyor locates all existing corner markers and any other site features that help to provide a clear picture of the current condition of the property. Surveyor calculates positions of all objects located in the field and plots of their coordinates. The deeds and field information are compared and discrepancies resolved. The bearing and length of each property line is then computed. A final survey is produced, that normally includes corner monumentation and a plan.
Q: I have a mortgage plot plan or mortgage loan inspection (MLI). Isn't that a boundary survey?
A:	No. An MLI is not a boundary survey. Although it may be referred to as a Class D survey, an MLI is actually a plan prepared for the bank or title company to assure that there is security for a loan at your property.
Q: Is my property completely described by my deed?
A:	Maybe. A deed transfers title of the property, but the description within the deed may not clearly locate the property on the face of the earth.
Q: My property is in a subdivision. Wasn't it surveyed when the subdivision was created?
A:	Maybe. It depends on the age of the subdivision. Lots in modern subdivisions that have gone through the Planning Board process are most likely surveyed, but lots in older subdivisions may not be.
Q: Monuments are shown on a subdivision plan so they must be there. Right?
A:	Probably. Monuments are objects used to mark boundaries. Some examples are trees, bodies of water, boulders, granite or concrete bounds, and iron pipes or rods. Monuments shown on subdivision plans typically are not set in place until after the subdivision is approved by the Planning Board.
Q: Even though monuments are not shown on a subdivision plan, they must have been set. Right?
A:	Maybe. State governments often give each town its own ability to write subdivision regulations. Earlier regulations did not require monuments to be set. Now, many current regulations require that monuments be set prior to the sale of the lots.
Q: My lot is on the town's tax map and dimensions are shown for it; it must have been surveyed.
A:	No. The tax map is only there to provide the tax collector a means of keeping track of property. Tax maps frequently are not completely accurate. Lots can be missing from the map, can be in incorrect locations, or can have incorrect dimensions.
Q: My deed description has dimensions on it, so my property must be surveyed. Right?
A:	Maybe. Deed descriptions have been written by many different people, some of whom have never seen the land. Dimensions may not be absolutely precise in a deed.
Q: Isn't all of the information about my property contained in the Registry of Deeds?
A:	No. The Registry of Deeds is only one source of information about your property. The research needed to perform a survey includes examining a variety of sources such as town records, county road layout records, state archives, genealogical records, and other sources including the Registry of Deeds.
Q: Isn't a survey expensive?
A:	No. The investment you must make for a survey is generally small compared to the total VALUE of your property. The survey is usually 2-5% of the property's value.
Q: How will a boundary survey help me?
A:	A survey will help you justify the value of your property to a prospective buyer. Often banks and buyers will require a survey as a condition of purchase. Often you'll need to provide detailed information about your property to obtain building permits. Wouldn't it be better to avoid delay and unplanned cost by making a small investment in a survey now?