An ALTA/NSPS Land Title Survey is the most exacting survey ordinarily produced in the United States. It is commissioned when a commercial property changes hands and the buyer, the lender and the title underwriter all need the same authoritative picture of what is being conveyed.
Unlike a residential boundary survey, an ALTA is written to a national standard jointly adopted by the American Land Title Association and the National Society of Professional Surveyors. That standard fixes what must be shown, how it must be certified, and to whom.
What separates an ALTA from an ordinary boundary survey
- Every easement, right of way and encumbrance listed in the title commitment is plotted, or noted as unplottable, item by item
- Encroachments in both directions are shown: onto the property, and from it onto neighbours
- Rights of access to a public street are addressed explicitly
- The surveyor certifies to named parties, typically the buyer, the lender and the title company
- Optional Table A items are added by agreement, covering matters such as zoning setbacks, parking counts, flood zone and utility evidence
What we need to start
The property address or parcel number, the title commitment with its exception documents, and the list of parties to be certified. If Table A items are required, the earlier we see the list the better, because several of them change the field effort considerably.
Where we do them
Anywhere in Florida. Commercial transactions rarely respect county lines, and neither do we. The office is in Plant City; the work has run from Tampa Bay down to Miami.