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wouldn't it have provided valuable background to have simply addended to one of those topics?
Those threads are about the problem neighbor, this thread is focused on a seller committing disclosure fraud, and resolving / arbitrating it in small claims.
Why not? Who buys property without a current survey?
I've never had a survey done on suburban property when a construction plat was filed. Any encroachment on the plat or construction boundaries is prima facie after that.
Vacant property? Newly divided property? Commercial property? Sure. But residential/suburban? It's not worth the cost and title review/insurance should bear any costs. Encroachment should be evident by simply standing at the corner markers and eyeballing things.
Why not? Who buys property without a current survey?
I expect a majority of buyers do. surveys are very expensive and can take time, so what if you are considering between a few houses, do you have them all surveyed before making an offer?
Honestly how often on these boards do you see buyers mentioning having a survey done, Inspection yes but I expect seldom a survey unless there is a clear reason to have one, or it is a large property such as land.
[title insurance] policies usually exclude coverage for boundary disputes. This is understandable, at least in urban and developed suburban areas, where surveys are not necessarily a part of the real estate transaction.
I find the second sentence the least surprising. There can't be a need for re-surveying a hard-marked 1/5-acre parcel in... one in a thousand cases. One in ten thousand for something that can't be resolved by moving a fence or shed.
Never paid more than $500 or required more than an afternoon to do. Last one was $350 & 2 hours on site.
Nope. It's part of the due diligence inspection process.
But if the seller says they have one... DEMAND to see it.
Clearly not enough if the message hasn't gotten through.
As far as the states of the SW US are concerned surveys are simply not done. There is no reasonable process to get one done at a reasonable rate. We also do not use lawyers in a normal transaction. They come in when something is broken. And all this works fine.
It is not a part of the normal due diligence. It may come up in an unusual property or one involving non platted real estate. But in the normal home transaction it is up there with hens teeth.
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