Who got a land survey when they purchased? (foreclosed, rent)

[VickiR]

Originally Posted by Korillian

I guess I'm a little confused. What is that a 'proper' survey gets you that a , um, improper? survey doesn't? What is the difference between the two?

I'm not being a smart aleck. I'd really like to know!

I'd really like to know, as well.

I went to nc surveyor's website and I see that he is in the area of Fayetteville. So my questions are...have you ever done a survey in the Raleigh area? And...the $350 that I quote to my clients is CUSTOMARY for this area. Can it be that its not customary in your area?

I am concerned about this "improper survey" that you keep mentioning and I'd really like to hear from you what was improper.

I feel like I should call the surveyors that did these 30 surveys for my clients and ask their opinion as to what they did that was improper?

I'm not trying to cause problems but I really feel that since I'm the Realtor that advises my clients about the survey, I need to know.

Vicki

[surv1234]

I am in Castle Hayne which is near Wilmington. I spent 8 years in the RDU area and am well aware of the market in that area. I have given plenty of ideas about what goes into a proper survey and I suggest you do talk to your surveyor. Ask him if a licensed surveyor is on your site doing the field work? ask him if all the corners were set on the date he visited the site? did he flag them on that day? did he walk the site with you and show you the corners? are there any easements on the property? is the property tied to the North Carolina State Plane coordinate system? Again, you get what you pay for. I cant comment about your surveys, a) i havent seen them and b) I didnt watch the work being performed. I am simply trying to help people who are buying property to get a survey that is of high quality. Lets compare full service real estate brokers to for sale by owner shops. Both houses sell right? why should I pay more for one than the other? Its about value to the client.

[North_Raleigh_Guy]

Originally Posted by ncsurveyor

I am in Castle Hayne which is near Wilmington. I spent 8 years in the RDU area and am well aware of the market in that area. I have given plenty of ideas about what goes into a proper survey and I suggest you do talk to your surveyor. Ask him if a licensed surveyor is on your site doing the field work? ask him if all the corners were set on the date he visited the site? did he flag them on that day? did he walk the site with you and show you the corners? are there any easements on the property? is the property tied to the North Carolina State Plane coordinate system? Again, you get what you pay for. I cant comment about your surveys, a) i havent seen them and b) I didnt watch the work being performed. I am simply trying to help people who are buying property to get a survey that is of high quality. Lets compare full service real estate brokers to for sale by owner shops. Both houses sell right? why should I pay more for one than the other? Its about value to the client.

I paid $350 for my survey last year in N. Raleigh and received all of the services ncsurveyor has described. All of the work done was by a reputable, licensed, and insured surveyor. The survey product is extremely detailed, complete, accurate, and of high quality overall.

I'm sure there are other surveyors who would charge more for the same service. I submit that it is up to the homebuyer to do their due diligence and choose a reputable licensed surveyor who best meets their needs.

[Lauren Roberts]

I moved to new construction and although I was provided with the original survey from the builder, we had one done. Turns out there is an easment we were unaware of at the back of the property. Good investment of a couple hundred $$'s, I would say.

Another tip is to have the closing attorney provide a few copies of the survey with the closing package. You can then quickly provide it to anyone who may do work on the yard or house, such as putting up a fence. Also, alot of communities have an Architechtural Review Board for any changes you want to make and having the survey in hand, should it be needed, makes this easy.

[surv1234]

It was a good idea to get a new survey done, the survey from the builder was likely done before construction (or immediately after the foundation was poured) and all the improvements would probably not be shown. Keep in mind that this survey was never intended to be a survey for the homeowner. The purpose of these types of surveys is to get governmental approval for building the home and the quality is sometimes lacking. I have had homeowners show me surveys they received from third parties where it was obvious that white-out had been used to conceal important details on a survey. It is best that a prospective homeowner get a survey directly from a respectable surveyor.

[LisaZ]

I am all for getting a comprehensive survey done. When we bought our house, in NY, to get title insurance, you not only have to have a survey, but it has to be updated - so if it is a certain # of years old - you have to update it. Well, our title co. did it and we paid about $495 just to get it updated. What that meant, which I found out about after the fact, was a surveyor went to the property with the original survey and looked at the survey and made sure everything was where the survey said it was. I didn't get my land marked with markers or anything. If I would have known all of this, I would have gotten my own surveyor-paid a little more- and had my land marked. You never know when you will want to build a shed, add a fence or you may have a neighbor that might be encroaching on your property. And without a survey and your land being marked - you have no leg to stand on. I didn't find out the true property lines of my property (or that I had an easement on my land for the neighbors driveway) until the survey was done and handed to me. That was after the contract was signed. It was ridiculous really. All I have to say is your house is one of your biggest investments, don't nickel and dime people to do a skimpy survey or inspection. These things inform and protect you. Get the right people to do the right job. I learned my lesson and when I buy my next house - I will be in total control of this stuff. Let the buyer beware!

[VickiR]

All the surveyors that I have recommeded are licensed surveyors.

They always mark the property with flags and pins that go into the ground.

Even if I have a surveyor doing a re survey, they still go out to the property to make sure the pins are still in place and new flags are then put out.

I'm not doubting that there could be issues with surveyors but I (knock on wood) have not had any problems and yet, my surveyors typically charge $350 for property thats on average under l/2 acre.

I'd be interested in hearing from others that have had surveys and if anyone in this area paid much more than the typical $350?

Vicki

[surv1234]

Vicki, what happens when you order a survey and the sale falls through? do you pay your surveyor?

[North_Raleigh_Guy]

Originally Posted by ncsurveyor

Vicki, what happens when you order a survey and the sale falls through? do you pay your surveyor?

Not sure how it usually goes, but in my case the survey was what is considered a "pre-paid" item. I imagine that when a buyer is going through the process of purchasing a home and orders a survey and appraisal, that those costs are paid regardless of the deal happens or not. It isn't the appraisers or surveyors fault if the sale doesn't happen. They have still provided their services and should be paid. All the more reason to get your ducks in a row before ordering these services IMO.

[VickiR]

Originally Posted by ncsurveyor

Vicki, what happens when you order a survey and the sale falls through? do you pay your surveyor?

Well, to be honest...I very very rarely have a sale "fall through". I usually leave ordering the survey up to the closing attorney. They typically order the survey the last 2 weeks before closing. By then, if we've encountered any issues, we have gotten them resolved.

However, if a sale fell through, I would expect my buyers to still pay the surveyor and the termite inspector and the home inspector.

Have you had buyers order a survey through you and not pay? Do you require payment in advance? I usually have the attorney put it on the closing statement and the check is then written from the attorney to the surveyor.

Vicki