Expert Land Surveyors in Parsippany-troy Hills, NJ

Below is a collection of frequently asked questions (FAQ) regarding land surveys and their significance. These answers provide valuable insights into the purpose, process, and benefits of land surveys, as well as their role in property ownership and protection.

A Topographic survey contains all the details of a standard land survey and also includes the elevations of the property, contour lines, utility locations, trees, streams, and other drainage structures. Topographic Surveys are used by engineers and architects for site plan design. A homeowner will only need a Topographic survey when they are considering a major construction project, like a swimming pool, large addition, or new house. Typically topographic surveys cost 3x what a standard survey cost.

In New Jersey, it is mandatory for a land surveyor to place permanent markers at all property corners where none exist during a survey. However, you can choose to sign a written waiver instructing the surveyor to omit this task.

Without markers indicating the corners of the property, accurately locating boundary lines shown on a survey map can be challenging. Setting markers helps prevent future disputes and enables you to identify the physical location of your property with ease.

Title insurance safeguards both the mortgage lender and the property owner (if insured) against claims related to the property, such as disputes over boundary lines. Typically, mortgage lenders require homebuyers to purchase a title insurance policy in the lender's name, known as a Lender's policy. However, title insurance policies do not cover encroachments, easements, and boundary line disputes, which can be disclosed through a current certified survey. This limitation is referred to as the Survey Exception. To address this, mortgage lenders usually insist on a Survey Endorsement to their loan policies, which narrows the scope of the Survey Exception to specific problems revealed by the survey. In essence, a Survey Endorsement offers coverage against potential undiscovered issues concerning encroachments, easements, and boundary line disputes. To protect yourself as a homebuyer, it is advisable to request an Owner's Policy with a Survey Endorsement based on a professionally prepared and up-to-date land survey.