o 225-OG Same as Survey o Encroachment, etc. series o Access series o Forced Removal series

Transcription

1 SURVEY REVIEW A presenttion by Bob Brndon Oregon Lnd Title Assocition Annul Eduction Seminr Sturdy, Mrch 14, 2015 lnrnooucnott Punpose The removl of the Stndrd Survey Exception in issunce of n Extended Coverge Owners or Lenders Title lnsurnce Policy The issunce of vrious Policy Endorsements, for exmple o 225OG Sme s Survey o Encrochment, etc. series o Access series o Forced Removl series THE ALTA/ACSM LAND TITLE SURVEY: o Stndrds revised in 2011 o Stndrds for detil, ccurcy nd type of informtion included. Optionl dditionl items vilble cn be selected from Tble A. Required Certifiction Lnguge Tue Trrle RepoRr A SuooesrED Revtew PRocess n Review the title report to fmilirize yourself with wht to expect o Legl description, tx ssessor nd other mps, exceptions THe Lnruo Trrle Sunvev The survey should reference the most current version of the title report It should contin sttement tht the lnds surveyed, described nd shown hereon, re the sme lnds described in the title report prepred by Lwyers Title of Oregon, LLC, Report No. _ with n effective dte of The written legl description shown on the survey should mtch the legl description in the title report.

2 :, All the prcels of lnd to be insured should be included on the survey drwing The Exceptions on the title report should be ddressed on the survey: o lf the exception hs plottble legl description, the survey should show its loction. o lf the legl description in the exception is too vgue to plot out, nottion should be mde tht it ffects the subject lnd but is not loctble. o lf the legl description of the exception document encumbers the entire prcel, nottion should be mde tht the exception is blnket in nture. o The survey should indicte if n exception ppers to not ffect the subject property nd should be reviewed nd removed from the report. Reviewing the Survey Drwing o Do ny of the buildings encroch into esements, setbcks or onto djoining prcels? o Do ny buildings or structures on djoining prcels encroch onto the property to be insured? o Does the drwing indicte the lnd buts n open, dedicted public street/rod nd hs ctul ccess to it? Or is tht ccess depicted on the survey vi n esement cross djoining prcel(s)? o Are there esements or other encumbrnces indicted on the survey drwing tht re not shown in the title report or on ssessor's mps?. Exrnples my include creek or bike pth. o Does the survey include n Encrochment Sttement, where items of potentil concern hve been listed nd described by nture nd extent? Surveyor's Notes provide dditionl informtion or limittions o Utility lines shown my be limited to those of record, s shown by mrking on the ground nd not include ny underground lines. o Zoning designtion or clssifiction nd vrious requirements my be included if the surveyor hs been provided the informtion. o The ddress shown on the building(s) is often included PnelrmrnlRv. Reuseo. Frrul On most trnsctions there will be multiple versions of the survey. o The first drft will be bsed on the initil preliminry title report or commitment.. Comments will be mde by the prties to the trnsction nd the title compny nd incorported in lter versions.. The finl version should be certified to ll the correct prties, signed nd dted nd become permnent prt of the title policy file.

3 For ALTtuACSM Lnd Title Surveys MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/ACSM LAND TITLE SURVEYS (Effective Februry 23, 2011) 1. Purpose Members of the Americn Lnd Title Assocition (ALTA) hve specific needs, unique to title insurnce mtters, when sked to insure title to lnd without exception s to the mny mtters which might be discoverble from survey nd inspection, nd which re not evidenced by the public records. For survey of rel property, nd the plt, mp or record of such survey, to be cceptble to title insurnce compny for the purpose of insuring title to sid rel property free nd cler of survey mtters (except those mtters disclosed by the survey nd indicted on the plt or mp), certin specific nd pertinent informtion must be presented for the distinct nd cler understnding between the insured, the client (if different from the insured), the title insurnce compny (insurer), the lender, nd the surveyor professionlly responsible for the survey. ln order to meet such needs, clients, insurers, insureds, nd lenders re entitled to rely on surveyors to conduct surveys nd prepre ssocited plts or mps tht re of professionl qulity nd ppropritely uniform, complete nd ccurte. To tht end, nd in the interests of the generl public, the surveying profession, title insurers nd bstrcters, the ALTA nd the Ntionl Society of Professionl Surveyors, lnc. (NSPS) jointly promulgte the within detils nd criteri setting forth minimum stndrd of performnce for ALTtuACSM Lnd Title Surveys. A complete 2011 ALTA/ACSM Lnd Title Survey includes the onsite fieldwork required under Section 5 herein, the preprtion of plt or mp showing the results of the fieldwork nd its reltionship to record documents s required under Section 6 herein, ny informtion in Tble A herein tht my hve been negotited with the client, nd the certifiction outlined in Section 7 herein. 2. Request for Survev The client shll request the survey or rrnge for the survey to be requested, nd shll provide written uthoriztion to proceed from the person or entity responsible for pying for the survey. Unless specificlly uthorized in writing by the insurer, the insurer shll not be responsible for ny costs ssocited with the preprtion of the survey. The request shll specify tht n "ALTA/ACSM LAND TITLE SURVEY" is required nd which of the optionl items listed in Tble A herein, if ny, re to be incorported. Certin properties, including, but not limited to, mrins, cmpgrounds, triler prks nd lesed res, my present issues outside those normlly encountered on n ALTAJACSM Lnd Title Survey. The scope of work relted to such properties should be discussed with the client, lender nd insurer, nd greed upon in writing prior to requesting the survey. The client my need to secure permission for the surveyor to enter upon the property to be surveyed, djoining properties, or offsite esements. 3. Survevinq Stndrds nd Stndrds of Cre A. Effective Dte The 2011 for ALTtuACSM Lnd Title Surveys re effective Februry 23,2011. As of tht dte, ll previous versions of the Minimum Stndrd Detil Requirements for ALTA/ACSM Lnd Title Surveys re superseded by these stndrds. Pge 1 of 10 Copyright 201'1. All rights reserved I AM TRICAN!,^l!!,rIlI! r Alsoetrl lon ffi ffi NsPs

4 For ALTA/ACSM Lnd Title Surveys B. Other Requirements nd Stndrds of Prctice Some Federl gencies, mny sttes nd some locljurisdictions hve dopted sttutes, dministrtive rules nd/or ordinnces tht set out stndrds regulting the prctice of surveying within their jurisdictions. ln ddition to the stndrds set forth herein, surveyors shll lso conduct their surveys in ccordnce with ll pplicble jurisdictionl requirements nd stndrds of prctice. \y'y'here conflicts between the stndrds set forth herein nd ny such jurisdictionl requirements nd stndrds of prctice occur, the more stringent shll pply. C. The Norm! Stndrd of Gre Surveyors should recognize tht there my be unwritten locl, stte, nd/or regionl stndrds of cre defined by the prctice of the 'prudent surveyor' in those locles. D. Boundry Resolution The boundry lines nd corners of ny property being surveyed s prt of n ALTfuACSM Lnd Title Survey shll be estblished nd/or retrced in ccordnce wlth pproprite boundry lw principles governed by the set of fcts nd evidence found in the course of performing the reserch nd survey. E. Mesurement Stndrds The following mesurement stndrds ddress Reltive Positionl Precision for the monuments or witnesses mrking the corners of the surveyed property. i. "Reltive Positionl Precision" mens the length of the semimjor xis, expressed in feet or meters, of the error ellipse representing the uncertinty due to rndom errors in mesurements in the loction of the monument, or witness, mrking ny corner of the surveyed property reltive to the monument, or witness, mrking ny other corner of the surveyed property t the 95 percent confidence level (two stndrd devitions). Reltive Positionl Precision is estimted by the results of correctly weighted lest squres djustment of the survey. ii. Any boundry lines nd corners estblished or retrced my hve uncertinties in loction resulting from (1) the vilbility, condition, history nd integrity of reference or controlling monuments, (2) mbiguities in the record descriptions or plts of the surveyed property or its djoiners, (3) occuption or possession lines s they my differ from the written title lines, nd (4) Reltive Positionl Precision. Of these four sources of uncertinty, only Reltive Positionl Precision is controllble, lthough due to the inherent errors in ny mesurement, it cnnot be eliminted. The mgnitude of the first three uncertinties cn be projected bsed on evidence; Reltive Positionl Precision is estimted using sttisticl mens (see Section 3.E.i. bove nd Section 3.E.v. below). iii. The first three of these sources of uncertinty must be weighed s prt of the evidence in the determintion of where, in the surveyo/s opinion, the boundry lines nd corners of the surveyed property should be locted (see Section 3.D. bove). Reltive Positionl Precision is mesure of how precisely the surveyor is ble to monument nd report those positions; it is not substitute for the ppliction of proper boundry lw principles. A boundry corner or line my hve smll Reltive Positionl Precision becuse the survey mesurements were precise, yet still be in the wrong position (i.e. inccurte) if it ws estblished or retrced using fulty or improper ppliction of boundry lw principles. iv. For ny mesurement technology or procedure used on n ALTA/ACSM Lnd Title Survey, the surveyor shll (1) use ppropritely trined personnel, (2) compenste for systemtic errors, including those ssocited with instrument clibrtion, nd (3) use pproprite error propgtion nd mesurement design theory (selecting the proper instruments, geometric lyouts, nd field nd computtionl procedures) to control rndom errors such tht the mximum llowble Reltive Positionl Precision outlined in Section 3.E.v. below is not exceeded. Copyright All rights reserved Pge 2 of 10 LAND TITLE ASSOCIATION W ffi N5P5'

5 For ALTtuACSM Lnd Title Surveys v The mximum llowble Reltive Positionl Precision for n ALTA/ACSM Lnd Title Survey is 2 cm (0.07 feet) plus 50 prts per million (bsed on the direct distnce between the two corners being tested). lt is recognized tht in certin circumstnces, the size or configurtion of the surveyed property, or the relief, vegettion or improvements on the surveyed property will result in survey mesurements for which the mximum llowble Reltive Positionl Precision my be exceeded. lf the mximum llowble Reltive Positionl Precision is exceeded, the surveyor shll note the reson s explined in Section 6.B.ix below. 4. Records Reserch lt is recognized tht for the performnce of n ALTA/ACSM Lnd Title Survey, the surveyor will be provided with pproprite dt which cn be relied upon in the preprtion of the survey. The request for n ALTA/ACSM Lnd Title Survey shll set forth the current record description of the property to be surveyed or, in the cse of n originl survey, the current record description of the prent prcel tht contins the property to be surveyed. Complete copies of the most recent title commitment, the current record description of the property to be surveyed (or, in the cse of n originl survey, the prent prcel), the current record descriptions of djoiners, ny record esements benefiting the proper$, the record esements or servitudes nd covennts burdening the property (ll hereinfter referred to collectively s "Record Documents"), documents of record referred to in the Record Documents, documents necessry to scertin, if possible, the junior/senior reltionship pursunt to Section 6.B.vii. below, nd ny other documents contining desired pproprite informtion ffecting the property being surveyed, nd to which the ALTfuACSM Lnd Title Survey shll mke reference, shll be provided to the surveyorfor use in conducting the survey. Reference is mde to Section 3.B. bove. 5. Field Work The Survey shll be performed on the ground (except s otherwise negotited pursunt to Tble A, ltem 15 below, if selected by the client), nd the field work shll include the following: A. Monuments i. The loction nd description of ny monuments or lines tht control the boundries of the surveyed property. ii. The loction, size nd type of ny monuments found (or set, if Tble A, ltem 1 is requested by the client, or if otherwise required see Section 3.B. bove) on the boundry of the surveyed property. B. Rights of Wy nd Access i. The distnce from the pproprite corner or corners of the surveyed property to the nerest right of wy line, if the surveyed property does not but right of wy. ii. The nme of ny street, highwy or other public or privte wy butting the surveyed property, nd the width nd loction of the trvelled wy reltive to the nerest boundry line of the surveyed property. iii. Visible evidence of physicl ccess (such s, but not limited to, curb cuts nd drivewys)to ny butting streets, highwys or other public wys. iv. The loction nd chrcter of vehiculr, pedestrin or other forms of ccess by other thn the pprent occupnts of the surveyed property to or cross the surveyed property, including, but not limited to drivewys, lleys, privte rods, sidewlks nd footpths observed in the process of conducting the survey. v. Wthout expressing legl opinion s to ownership or nture, the loction nd extent of ny potentilly encroching drivewys, lleys, nd other wys of ccess from djoining properties onto the surveyed property observed in the process of conducting the survey. Copyright All rights reserved.. Pge 3 of 10 LAN D TTTLT ASSOCIATION W N5P5_

6 For ALTA/ACSM Lnd Title Surveys vi. Where documenttion of the width or loction of ny butting street, rod or highwy right of wy ws not disclosed in Record Documents provided to the surveyor or ws not otherwise vilble from the controlling jurisdiction (see Section 6.C.iv. below), the evidence nd loction of prcel corners recovered which might indicte the width or loction of such right of wy lines. vii. Evidence of ccess to nd from wters djoining the surveyed property, such s pths, bot slips, lunches, piers nd docks observed in the process of conducting the survey. C. Lines of Possession, nd lmprovements long the Boundries i. The chrcter nd loction of evidence of possession or occuption long the perimeter of the surveyed property, both by the occupnts of the surveyed property nd by djoinerq observed in the process of conducting the survey. i. The chrcter nd loction of ll wlls, buildings, fences, nd other improvements within flve feet of ech side of the boundry lines, observed in the process of conducting the survey. iii. \Mthout expressing legl opinion s to the ownership or nture of the potentil encrochment, the evidence, loction nd extent of potentilly encroching structurl ppurtennces nd projections observed in the process of conducting the survey, such s fire escpes, by windows, windows nd doors tht open out, flue pipes, stoops, eves, cornices, rewys, steps, trim, etc., by or onto djoining property, or onto rights of wy, esements or setbck lines disclosed in Record Documents provided to the surveyor. D. Buildings Bsed on the norml stndrd of cre, the loction of ll buildings on the surveyed property shown perpendiculr to the nerest perimeter boundry line(s) nd expressed to the pproprite degree of precision. E. Esements nd Servitudes i. Evidence of ny esements or servitudes burdening the surveyed property, disclosed in the Record Documents provided to the surveyor nd observed in the process of conducting the survey. ii. Evidence of esements or servitudes not disclosed in the Record Documents provided to the surveyor, but observed in the process ofconducting the survey, such s those creted by rods; rights of wy; wter courses; ditches; drins; telephone, fiber optic lines, or electric lines; wter, sewer, oil or gs pipelines on or cross the surveyed property nd on djoining properties if they pper to ffect the surveyed property. iii. Surfce indictions of underground esements or servitudes on or cross the surveyed property observed in the process of conducting the survey. iv. Evidence of use of the surveyed property by other thn the pprent occupnts observed in the process of conducting the survey. F. Cemeteries As ccurtely s the evidence permits, the loction of cemeteries, grvesites, nd buril grounds (i) disclosed in the Record Documents provided to the surveyor, or (ii) observed in the process of conducting the survey. G. Wter Fetures i. The loction of springs, together with the loction of ponds, lkes, strems, nd rivers bordering on or running through the surveyed property, observed during the process of conducting the survey. See Tble A, ltem 19 for wetlnds loctions. Pge 4 of 10 LAN D TITLE ASSOCIATION W _^I5P5_ Copyright All rights reserved.

7 For ALTA/ACSM Lnd Title Surveys i. The loction of ny wter boundry on the surveyed property. The ttribute(s) of the wter feture locted (e.9. top of bnk, edge of wter, high wter mrk, etc.) should be congruent with the boundry s described in the record description or, in the cse of n originl survey, in the new description. (See Section 6.B.vi. below), 6. Plt or Mp A plt or mp of n ALTA/ACSM Lnd Title Survey shll show the following informtion. \Mere dimensioning is pproprite, dimensions shll be in ccordnce with the pproprite stndrd of cre. A. The evidence nd loctions gthered during the field work s outlined in Section 5 bove. B. Boundry, Descriptions, Dimensions nd Glosures i. The current record description of the surveyed property, nd ny new description of the surveyed property tht ws prepred in conjunction with the survey, including sttement explining why the new description ws prepred. Preprtion of new description should be voided unless deemed necessry or pproprite by the surveyor nd insurer. Preprtion of new description should lso generlly be voided when the record description is lot or block in pltted, recorded subdivision. ii. The loction nd description of ny monuments, lines or other evidence tht control the boundries of the surveyed property or tht were otherwise relied upon in estblishing or retrcing the boundries of the surveyed proper$, nd the reltionship of tht evidence to the surveyed boundry. ln some cses, this will require notes on the plt or mp. ii. All distnces nd directions identifled in the record description of the surveyed property (nd in the new description, if one ws prepred). Where mesured or clculted dimension differs from the record by n mount deemed significnt by the surveyor, such dimension shll be shown in ddition to, nd differentited from, the corresponding record dimension. iv. The directionl, distnce nd curve dt necessry to compute mthemticl closure of the surveyed boundry. A note if the record description does not mthemticlly close. The bsis of berings nd, when it differs from the record bsis, the difference. v. The reminder of ny recorded lot or existing prcel, when the surveyed property is composed of only portion of such lot or prcel, shll be grphiclly depicted. Such reminder does not need to be included s prt of the ctul survey, except to the extent necessry to locte the lines nd corners of the surveyed property, nd it need not be fully dimensioned or drwn t the sme scle s the surveyed properg. vi. \Men the surveyed propefi includes wter boundry, note on the fce of the plt or mp noting the dte the boundry ws mesured, which ttribute(s) of the wter feture ws/were locted, nd the cvet tht the boundry is subject to chnge due to nturl cuses nd tht it my or my not represent the ctul loction of the limit of title. When the surveyor is wre of nturl or rtificil relignments or chnges in such boundries, the extent of those chnges nd fcts shll be shown or explined. vii. The reltionship of the boundries of the surveyed property (i.e. contiguity, gps, or overlps) with its djoiners, where scertinble from Record Documents nd/or from field evidence gthered during the process of conducting the survey of the property being surveyed. lf the surveyed property is composed of multiple prcels, the extent of ny gps or overlps between those prcels shll be identified. \A/here gps or overlps re identified, the surveyor shll, prior to preprtion of the finl plt or mp, disclose this to the insurer nd client for determintion of course of ction concerning junior/senior rights. Pge 5 of 10 LAND TITIE ASSOCTATION W _N5P5._ Copyright All rights reserved..

8 For ALTtuACSM Lnd Title Surveys viii.when, in the opinion of the surveyor, the results of the survey differ significntly from the record, or if fundmentl decision relted to the boundry resolution is not clerly reflected on the plt or mp, the surveyor shll explin this informtion with notes on the fce of the plt or mp. ix. A note on the fce of the plt or mp explining the site conditions tht resulted in Reltive Positionl Precision tht exceeds the mximum llowed under Section 3.E.v. of these stndrds. x. A note on the fce of the plt or mp identiffing the title commitmenupolicy number, effective dte nd nme of the insurer for ny title work provided to the surveyor. C. Esements, Seruitudes, Rights of Wy, Access nd Record Documents i. The width nd recording informtion of ll plottble rights of wy, esements nd servitudes burdening nd benefitting the property surveyed, s evidenced by Record Documents which hve been provided to the surveyor. ii. A note regrding ny right of wy, esement or servitude evidenced by Record Document which hs been provided to the surveyor () the loction of which cnnot be determined from the record document, or (b) of which there ws no observed evidence t the time of the survey, or (c) tht is blnket esement, or (d) tht is not on, or does not touch, the surveyed property, or (e) tht limits ccess to n otherwise butting right of wy, or (f) in cses where the surveyed property b composed of multiple prcels, which of such prcels the vrious rights of wy, esements, nd servitudes cross. iii. A note if no physicl ccess to public wy ws observed in the process of conducting the survey. iv. The width of butting rights of wy nd the source of such informtion () where vilble from the controlling jurisdiction or (b) where disclosed in Record Documents provided to the surveyor. v. The identifying titles of ll recorded plts, filed mps, right of wy mps, or similr documents which the survey represents, wholly or in prt, with their recording or filing dt. vi. For nonpltted djoining lnd, nmes nd recording dt identifying djoining owners ccording to current public records. For pltted djoining lnd, the recording dt of the subdivision plt. vii. Pltted setbck or building restriction lines which pper on recorded subdivision plts or which were disclosed in Record Documents provided to the surveyor. D. Presenttion i. The plt or mp shll be drwn on sheet of not less thn 8 % by 11 inches in size t legible, stndrd engineering scle, with tht scle clerly indicted in words or numbers nd with grphic scle. \Mren recordtion or filing of plt or mp is required by lw, such plt or mp shll be produced in recordble form. The boundry of the surveyed property drwn in mnner tht distinguishes it from other lines on the plt or mp. A north rrow (with north to the top of the drwing when prcticble), legend of symbols nd bbrevitions, nd vicinity mp showing the property in reference to nerby highwy(s) or mjor street intersection(s). ii. Supplementry $ detildigrms when necessry. iii. lf there re no visible buildings on the surveyed property, note stting "No buildings exr'sfing on the surueyed property" shll pper on the fce on the survey. Copyright 20'l 1. All rights reserved. Pge 6 of '10 LAND TITLE ASSOCTATTON W N5P5_.

9 For ALTA/ACSM Lnd Title Surveys iv. The surveyor's project number (if ny), nd the nme, registrtion or license number, signture, sel, street ddress, telephone number, nd emil ddress of the surveyor who performed the survey. The dte(s) of ny revisions mde by sid surveyor. v. Sheet numbers where the plt or mp is composed of more thn one sheet. vi. The cption'alta/acsm Lnd Title Survey." 7. Certifiction The plt or mp of n ALTA/ACSM Lnd Title Survey shll ber only the following certifiction, unltered, except s my be required pursunt to Section 3.B. bove: To (nme of insured, if known), (nme of lender, if known), (nme of insurer, if known), (nmes of others s negotited with the client): Ihis is to ceftify tht this mp or plt nd the suruey on which ff is bsed were mde in ccordnce with the 2011 for ALTNACSM Lnd Title Surueys, jointly estblished nd dopted by ALTA nd NSPS, nd includes ltems _of Tble A thereof. The field work ws completed on Dte of Plt or Mp:_ (Surveyor's signture, printed nme nd sel with Registrtion/License Number) 8. Deliverbles The surveyor shll furnish copies of the plt or mp of survey to the insurer nd client, nd s otherwise negotited with the client. Hrd copies shll be on durble nd dimensionlly stble mteril of qulity stndrd cceptble to the insurer. Digitl copies of the plt or mp my be provided in ddition to, or in lieu of, hrd copies in ccordnce with the terms of the contrct. When required by lw or requested by the client, the plt or mp shll be produced in recordble form nd recorded or filed in the pproprite office or with the pproprite gency. Copyright All rights reserved. Pge 7 of 10 s W N5P5. LAND TITL[ ASSOCIATION

10 For ALTA/ACSM Lnd Title Surveys TABLE A O PTI O N AL SURYEY RES P O N S I B I LIT I ES A N D S P ECI F I C AT I O N S NOTE: The items of Tble A must be negotited between the surueyor nd client. lt my be necessry for the surueyor to qulify or expnd upon the description of these items (e.9., in reference to ltem 6(b), there my be need for n interprettion of restiction). The suneyor cnnot mke ceftifiction on the bsis of n interprettion or opinion of nother prty. Notwithstnding Tble A ltems 5 nd 11(b), if n engineering design survey rs desired s pft of n ALTNACSM Lnd Title Survey, such seruices shou/d be negotited under Tble A, item 22. lf checked, the following optionl items re to be included in the ALTA/ACSM LAND TITLE SURVEY, except s otherwise qulified (see note bove): 1 2, Monuments plced (or reference monument or witness to the corner) t ll mjor corners of the boundry of the propefty, unless lredy mrked or referenced by existing mon u ments or wifnesses. Address(es) if disclosed in Record Documents, or observed while conducting the survey. Flood zone clssifiction (with proper nnottion bsed on federl Flood lnsurnce Rte Mps or the stte or locl equivlent) depicted by scled mp loction nd grphic plotting only. Gross lnd re (nd other res if specified by the client) Vefticl relief with the source of informtion (e.9. ground suruey or eril mp), contour interul, dtum, nd originting benchmrk identified. () Current zoning clssifiction, s provided by the insurer. (b) Current zoning clssifiction nd building setbck requirements, height nd floor spce re restrictions s sef forth in tht clssifiction, s provided by the insurer. lf none, so sffe. 7. () Exterior dimensions of ll buildings t ground level. (b) Squre footge of: (1) exterior footprint of ll buildings t ground level. (2) other res s specified by the client. (c) Mesured height of ll buildings bove grde t loction specified by the client. lf no loction is specified, the point of mesurement shll be identified. Pge 8 of 10 LAND TITLT ASSOCIATION W.iF t _NrsP5._ Copyright All rights reserved..

11 For ALTA/ACSM Lnd Title Surveys 8. o 10. Substntil fetures obserued in the process of conducting the suruey (in ddition to the improvements nd fetures required under Secflon 5 bove) such s prking lots, billbords, srgrns, swimming pools, lndscped res, etc. Striping, number nd type (e.9. hndicpped, motorcycle, regulr, etc.) of prking spces in prking res, lots nd structures. () Determintion of the reltionship nd loction of certin division or prty wlls designted by the client with respect to djoining propefiies (client to obtin necessry permissions). (b) Determintion of whether ceftin wlls designted by the client re plumb (client to o bt i n n ece ssry permrssrons,). 11 Loction of utilities (representtive exmples of which re listed below) existing on or seruing the surueyed propefty s determined by: () Obserued evidence. (b) Obserued evidence together with evidence from plns obtined from utility compnies or provided by client, nd mrkings by utility compnies nd other pproprite sources (with reference s fo the source of informtion).. Rilrod trcks, spurs nd sldrngs;. Mnholes, ctch bsrns, vlve vults nd other surtce indictions of subterrnen uses;. Wires nd cbles (including their function, if redily identifible) crossing the surueyed propefty, nd ll poles on or within ten feet of the surueyed propefty. Without expressing legl opinion s to the ownership or nture of the potentil encrochment, the dimensions of ll encroching utility pole crossmembers or overhngs; nd. utility compny instlltions on the surueyed property. Note With regrd to Tble A, item 11(b), source informtion from plns nd mrkings will be combined with obserued evidence of utilities to develop view of those underground utilities. However, lcking excvtion, the exct loction of underground fetures cnnot be ccurtely, completely nd relibly depicted. Where dditionlor more detiled informtion is required, the clientis dvrsed tht excvtion my be necessry Governmentl Agency surueyrelted requiremenfs s specified by the client, such s for HUD surueys, nd surueys forleses on Bureu of Lnd Mngement mnged lnds. Nmes of djoining owners of plfted lnds ccording to current public records, Distnce to the nerest intersecting street s specified by the client. 15. Rectifi e d o rth op h otog r p hy, p h otog r m m etric m p p i n g, lser scnning nd other similr products, tools or fhe bsrs for the showing the loction of Copyright All rights reserved. Pge 9 of 10 LAND TITLT SSOCIATION irborne/mobile technologies s ffi4 \1[t";" N5P5._

12 For ALTtuACSM Lnd Title Surveys certin fetures (excluding boundries) where ground mesurements re not othenuise necessry to locte those fetures to n pproprite nd cceptble ccurcy reltive to nerby boundry. The surueyor shll() dlscuss the rmifictions of such methodologies (e.9. the potentil precision nd complefeness of the dt gthered thereby) with the insurer, lender nd client prior to the performnce of the suruey nd, (b) plce note on the fce of the suruey explining the source, dte, precision nd other relevnt qulifictions of ny such dt. 16. Obserued evidence of current efth moving work, building construction or building dditions. 17. Proposed chnges in street right of wy lines, if informtion is vilble from the controlling jurisdiction. Obserued evidence of recent street or sidewlk construction or repirs Observed evidence of slfe use s solid wste dump, sump or snitry lndfill. Loction of wetlnd res s delineted by pproprite uthorities. 20. () Locte improvements within ny offsite esemenfs or seruitudes benefitting the surueyed propefty tht re dlsc/osed in the Record Documents provided to the surueyor nd tht re obserued in the process of conducting the suruey (client to obtin necessry permissions). (b) Monuments plced (or reference monument or witness to the corner) t ll mjor corners of ny offsite esemenfs or seruitudes benefitting the surveyed property nd disc/osed in Record Documents provided to the surueyor (client to obtin necessry permissions). 21 Professionl Libility lnsurnce policy obtined by the surveyor in the minimum mount of$tobeineffectthroughoutthecontrctterm.ceftificteoflnsurnceto be furnished upon request. 22. Adopted by the Bord of Governors, Ameicn Lnd Title Assocition, on October 13, Americn Lnd Title Assocition, 1828 L St., N.W., Suite 705, Wshington, D.C Adopted by the Bord of Directors, Ntionl Society of Professionl Surueyors, on November 15, Ntionl Society of Professionl Surueyors, lnc., member orgniztion of the Americn Congress on Surueying nd Mpping, 6 Montgomery Villge Avenue, Suite 403, Githersburg, MD Copyright All rights reserved. Pge 10 of 10 LAN D TITLT ASSOCIATION N5P5_