ALTA/ACSM Land Title Surveys: The Good, the Bad and the Ugly. Mitch Duryea, PLS 2015 PLSO Conference January 23, 2015 Salem, Oregon
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1 ALTA/ACSM Land Title Surveys: The Good, the Bad and the Ugly Mitch Duryea, PLS 2015 PLSO Conference January 23, 2015 Salem, Oregon
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3 ALTA/ACSM Land Title Surveys: The Good, the Bad and the Ugly What is an ALTA/ACSM Land Title Survey? Technical Approach to the ALTA Survey Sample project. Common Questions, Comments, Concerns and problems with ALTA Surveys
4 What is an ALTA/ACSM Land Title Survey? Who are ALTA, ACSM & NSPS? What is Land? What is Title? What is a Survey? A Working Definition
5 What is an ALTA/ACSM Land Title Survey? Who is ALTA? American Land Title Association National Trade Association for Title Insurance Industry Founded in 1907 Membership Nearly every Title Insurance Company Over 4,600 Title Agents, Abstractors, and Title Companies Associate Members include: Surveyors, Attorneys, Lenders, Builders and Developers
6 What is an ALTA/ACSM Land Title Survey? Title Policy: An insurance policy insuring the Title to Real Property issued for the protection of persons acquiring interests in real property either as owner, lender or lessee. (Definitions of Surveying and Associated Terms, 2005)
7 What is an ALTA/ACSM Land Title Survey? Title Insurance: Insurance against loss due to any defect or hazard insured against in a Title Insurance Policy. (Definitions of Surveying and Associated Terms, 2005)
8 What is an ALTA/ACSM Land Title Survey? Who is ACSM? American Congress on Surveying & Mapping National Trade Association with Membership from all of the Americas Founded in 1941 as the National Congress on Surveying and Mapping Merged into the National Society of Professional Surveyors (NSPS)
9 What is an ALTA/ACSM Land Title Survey? What is Land? Real Property Fixed, Immoveable and Permanent The land, and generally whatever is erected, growing or affixed to the land (Robillard & Wilson, 2013)
10 What is an ALTA/ACSM Land Title Survey? What is Title? The means by which a person has just possession of a property; it is the evidence of ownership Title How do you get it? Written Unwritten (Robillard & Wilson, 2013)
11 What is an ALTA/ACSM Land Title Survey? Written Conveyances of Title: Patents Deeds Wills / Decrees of Distribution Eminent Domain Quiet Title Action (Robillard & Wilson, 2013)
12 What is an ALTA/ACSM Land Title Survey? Unwritten Conveyances of Title: Oral / Verbal Agreement or Contract Accretion or Inundation Adverse Possession or Prescriptive Rights (Robillard & Wilson, 2013)
13 What is an ALTA/ACSM Land Title Survey? Constructive Notice Notice Given by Public Records Color of Title That giving the appearance of title How to obtain Color of Title (Title Insurance and Trust Company, 1979)
14 What is an ALTA/ACSM Land Title Survey? Color of Title Her Royal Majesty Queen Rose Mary J (for Jesus) Windsor A flaw in the system, Los Angles Times 1987
15 What is an ALTA/ACSM Land Title Survey? What is a survey? Surveying: The Science, Technology and Art of making the measurements necessary to determine the relative position of points on, above or below the surface of the earth, or to establish such points. (Definitions of Surveying and Associated Terms, 2005)
16 What is an ALTA/ACSM Land Title Survey? Science: Physics, Chemistry, Geometry, Trigonometry, Statistics and other related Mathematics Technology: Total Stations, Field to Finish, Photogrammetry, AutoCAD Art: The graphic representation of technical data in a format that can be read and understood by the user.
17 What is an ALTA/ACSM Land Title Survey? A Working Definition A Graphical Representation (Map or Plat) Illustrating the status of Title (on and off Record) Of a piece of Real Property In accordance with the Technical Survey Standards of A.C.S.M. For the purpose of issuing a Title Insurance Policy
18 ALTA/ACSM Land Title Surveys: Technical Approach The Title Report Preliminary Title Report Commitment for Title Insurance Pro-Forma Policy Policy Endorsements
19 ALTA/ACSM Land Title Surveys: Technical Approach The Title Report Who is the owner How is it owned What is owned Benefiting from Appurtenant Easements or Rights Subject to encumbrances As of the effective date
20 ALTA/ACSM Land Title Surveys: The Title Report
21 ALTA/ACSM Land Title Surveys: The Title Report
22 ALTA/ACSM Land Title Surveys: The Title Report
23 ALTA/ACSM Land Title Surveys: The Title Report
24 ALTA/ACSM Land Title Surveys: The Title Report
25 ALTA/ACSM Land Title Surveys: Technical Approach The Contract Define the Scope of Work Negotiate Table A items that are to be included The Survey In accordance with your contract The Title Report and Survey must be in harmony with each other
26 ALTA/ACSM Land Title Surveys: Technical Approach The Contract Define the Scope of Work Negotiate Table A items that are to be included The Survey In accordance with your contract The Title Report and Survey must be in harmony with each other
27 Sample Projects
28 Questions, Comments, Concerns and Problems with ALTA Surveys The Certificate: To Certify or Not to Certify? Are we giving away the farm?
29 To Certify or Not to Certify? What is the Problem? Certify: To authenticate or vouch for a thing in writing. To attest as being true or as represented. Certification: The formal assertion in writing of some fact. Certificate: A written assurance that some act has or has not been done. (Black, 1979)
30 To Certify or Not to Certify? What is the Problem? There is an opinion that the term Certify implies a warranty or guarantee. Professional Liability Insurance will not cover claims when a warranty or guarantee has been made. What a Surveyor does is provide best professional opinion of certain observations
31 To Certify or Not to Certify? What is the Problem? Some Solutions: Confirm with your E&O Insurance if this is an issue with your policy. Negotiate the contract to exclude the word Certify and use State or some other terminology for third party certificate. Try the California Solution
32 To Certify or Not to Certify? What is the Problem? California Solution THE USE OF THE WORD "CERTIFY" OR"CERTIFICATION WITHIN THIS SURVEY ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINION REGARDING THOSE FACTS AND FINDINGS SHOWN ON THIS SURVEY, AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE, EITHER IMPLIED OR EXPRESSED. Section , California Business and Professions Code
33 Questions, Comments, Concerns and Problems with ALTA Surveys Is your Survey Complete? Did you follow the Survey instructions word for word? Are encroachments clearly noted? Use a Checklist Be available to answer questions and to make timely revisions
34 Questions, Comments, Concerns and Problems with ALTA Surveys Do you know your audience? Present your technical information in a format that nontechnical types can understand The reader has a title report in one hand and your map in the other keep it simple
35 Questions, Comments, Concerns and Problems with ALTA Surveys Do you know your audience? Know their common questions and concerns and make sure they are clearly shown and noted on the face of the Survey. Does the site comply with current Zoning Ordinance or is it Legal Non-Conforming? Points of Access clearly labeled When in doubt, make it even more idiot proof
36 Questions, Comments, Concerns and Problems with ALTA Surveys Do you know your audience? Label Parcels as they show on the Title Report Title Report Reference and effective date Number easements as listed in Title Report Point of Beginning clearly shown The legal description in the title report and map must agree The legend needs to be complete When in doubt, make it even more idiot proof
37 Questions, Comments, Concerns and Problems with ALTA Surveys What about those CAD files? What is the purpose of your survey? For the issuance of a Title Insurance Policy? For Design purposes? Who is going to use the CAD file and for what purpose? Make statements on the face of your map to protect yourself Survey is for title insurance, not for design Limit liability with use of CAD files by others
38 ALTA/ACSM Land Title Surveys: The Good, the Bad and the Ugly
39 American Land Title Association. (2006). Owner's Policy. American Land Title Association. (2012, April 25). Retrieved from Black, H. C., Nolan, J. R., Connolly, M. J., & West Publishing Company. (Eds.). (1979). Black's law dictionary: Definitions of the terms and phrases of American and English jurisprudence, ancient and modern Definitions of Surveying and Associated Terms (Rev. ed.). (2005). Gaithersburg, MD: American Congress on Surveying and Mapping. First American Title Insurance Company. (1980). Fundamentals - A Guide to Title Insurance. Santa Ana, CA: First American Title Insurance Company. Gadow, S. (2005). How your Title Insurance Dollar is Divided Up. Retrieved January 17, 2015, from EscrowHelp.com: (2011). Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys (Effective 2/23/2011). American Land Title Association and American Congress on Surveying and Mapping. Otis, L. L. (1966). What Protection is Title Insurance? Los Angles: Title Insurance and Trust Company. Robillard, W., & Wilson, D. (2013). Brown's Boundary Control and Legal Principles (Seventh ed.). Hoboken, New Jersey: John Wiley & Sons. Title Insurance and Trust Company. (1979). Title Handbook. Los Angles: Title Insurance and Trust Company. Watson v Muirhead, 57 Pa Retrieved from
40 ALTA/ACSM Land Title Surveys: The Good, the Bad and the Ugly Mitch Duryea, PLS 2015 PLSO Conference January 23, 2015 Salem, Oregon
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