Buying and building in Maine. (Bangor, Skowhegan: for sale, apartment complex, city hall)

[boonelsewhere]

Where can i find the surveyor that will do GPS survey and can it be record on the deed.
the quote i got from surveyor in Hancock county is about $2000-3000 range for 1-5 acre, higher on larger track.
It seen to be high to me, i have my land survey many times in FL and VA cost from $200-400, when buy/sell property, fix the fence or any alteration to the house structure.

Originally Posted by BoundtofindME

Re: Surveys - I've had buyers that bought property without a survey and then ended up with more acreage than stated in the town records when that had it surveyed -- in one case it was 45 acres more!! Also, it's more affordable ($200-$300) to get a GPS survey done by a surveyor--they will let you know beforehand if they can do it or not on the specific property you request it on. If not, you may be looking at a couple grand or more, depending on complexity.

Bottomline, the OP should be working with a good real estate agent like NMLM who IMO is worth his weight in gold! (And I've never even met him, just going by what I've learned about him by reading his very informative and knowledgeable posts here on the Maine forum.)

[BoundtofindME]

Don't panic!!! You'll be pleasantly surprised about the cost of working with a realtor (I'll let NMLM answer).

Also, don't forget about cost of a well, electric, groundwork (clearing, driveway)..... Sometimes I think it's easier to find an existing home than to build....not meant to discourage anyone from their dream of building, as that would be an awesome thing to do!

[Zymer]

Originally Posted by chiisai

BoundToFindMaine said that I should be working with a R.E. agent. If that is the case, how will that work?

I hope it isn't like a lawyer, by the hour. We definitely can't afford that.

We already will need a lawyer, to do the title search and the other legal type stuff. We will need to have a soil test done, which I'm sure will raise the land price.

I can't imagine what a R.E., will cost.

Maybe $19K won't be enough for the land.

We had planned on $2K for all the other accouterments that go along with the pre-building process!

What types of fees are we looking at?

It seems like the building permit is the cheapest thing so far.

COSTS??

Soil test ?

Septic design? Approx $300. just for the design. How much for the system to be professionally installed, if we aren't able to do it ourselves?

Lawyer for title search, P&S, closing, etc... I can't even begin to guess what this will cost??

I'm sure I'm missing many other costs.

If anyone has some guess-ti-mates, PLEASE SHARE!!!

If you sign with a Buyer Agent, he/she gets paid a percentage of the commission when you purchase a piece of property. A buyer's agent works for you, the buyer, and has your best interests in mind. This is as opposed to the sellers agent who has *his* client's best interest in mind. In some cases, if you have signed an agreement with a buyer agent and you purchase property without using his/her services, you may still owe a commission.

I retained a lawyer for my closing in the first part of this year, to take care of the title stuff and any other legal needs, to look over the contracts and to make sure that there weren't any hidden "gotchas". I think it cost me $500. It was worth it for the piece of mind- I'm sure that with enough time I could have educated myself about everything necessary but sometimes DIY is not the best route.

[BoundtofindME]

Originally Posted by boonskyler

Where can i find the surveyor that will do GPS survey and can it be record on the deed.
the quote i got from surveyor in Hancock county is about $2000-3000 range for 1-5 acre, higher on larger track.
It seen to be high to me, i have my land survey many times in FL and VA cost from $200-400, when buy/sell property, fix the fence or any alteration to the house structure.

Patrick Downey in Ellsworth uses the GPS method that is accurate to within 18 inches. But it is not accurate enough to settle property disputes or set boundary pins. Also it cannot be used to measure properties that have bad, inaccurate deeds. But if you want a quick confirmation of property lines, acreage, hard to measure irregular shapes, etc., he's your man. Been in the business 20 years. [SIZE=4]

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[boonelsewhere]

thanks you very much BoundtofindME, can you DM his phone number or direct me how to get in touch with him. I am not yet in Maine.
boon.

[AustinB]

Originally Posted by boonskyler

Where can i find the surveyor that will do GPS survey and can it be record on the deed.
the quote i got from surveyor in Hancock county is about $2000-3000 range for 1-5 acre, higher on larger track.
It seen to be high to me, i have my land survey many times in FL and VA cost from $200-400, when buy/sell property, fix the fence or any alteration to the house structure.

$2,000-$3,000.- seems to be about right. The deed research and then the actual feet on the ground can add up. Some areas are easier than others though. The old er land deeds here can get real confusing or none existent. People didn't always visit the registry of deeds in the old days.

[AustinB]

Originally Posted by BoundtofindME

Patrick Downey in Ellsworth uses the GPS method that is accurate to within 18 inches. But it is not accurate enough to settle property disputes or set boundary pins. Also it cannot be used to measure properties that have bad, inaccurate deeds. But if you want a quick confirmation of property lines, acreage, hard to measure irregular shapes, etc., he's your man. Been in the business 20 years. [SIZE=4][/SIZE]
[SIZE=4][/SIZE]
[SIZE=4][/SIZE]

That doesn't really sound like a legal survey, at least to me. Sounds like he is showing you ,on the ground, what your deed says.
An actual survey should really show you what property you are legally entitled to. The research should go back to the orioinal conveyance, and then they mark on the ground what you really own.

[island mermaid]

Originally Posted by AustinB

$2,000-$3,000.- seems to be about right. The deed research and then the actual feet on the ground can add up. Some areas are easier than others though. The old er land deeds here can get real confusing or none existent. People didn't always visit the registry of deeds in the old days.

LOL- 12 paces north of the rock wall. 16 degrees south of the Elm tree after the patch of moss. There's your property line!

[Northern Maine Land Man]

"Beginning at a yellow birch stump on the shore of the river"

That's an actual deed I worked with in Wytopitlock. The lawyer will do your title search, That's the only way you can get title insurance. The lawyer will want any change in the property description to be done by a surveyor. There are some retired surveyors who like small jobs and like to keep their hands in the profession.

[Northern Maine Land Man]

chiisai seeks:
"If anyone has some guess-ti-mates, PLEASE SHARE!!!"

Fort a $20,000 property;

Transfer tax; $44
Title search and closing; $550
Property tax for 6 months; $165
Title insurance; $125
Soil test and septic design; $300

Total; $1,184

That will get you to the ownership stage. The soil test is not required. You just do that if you suspect the lot is quite wet.

As to driveways, site clearing, septic installation and a well you could be looking at what you paid for the lot in a worst case situation. We are not exactly having a building boom right now. Many contractors in Northern Maine can be hired for bargain prices. Your Realtor will know who these people are.