Who got a land survey when they purchased? (Raleigh, Fayetteville: for sale by owner, real estate)

[surv1234]

Of course you should get a survey. You are making the biggest purchase you will probably ever make. Without a survey, you will not know what you are purchasing and if there are any easements or encroachments on your property. Get a proper survey, the $350 dollar quote is NOT a reasonable price. If you do find someone to do it for that price, you can be assured you will get what you pay for. Some good questions for a prospective surveyor are: Will a licensed surveyor personally visit the property? Do you carry errors & omissions insurance? How long have you been licensed?Moderator cut: no advertising allowed
Vicki, I understand you are trying to be helpful, but please stop quoting prices for surveys. Survey prices are dependent on quite a few factors and a common problem I see is clients being misinformed by others about survey costs.

[MikeJaquish]

Originally Posted by ncsurveyor

Of course you should get a survey. You are making the biggest purchase you will probably ever make. Without a survey, you will not know what you are purchasing and if there are any easements or encroachments on your property. Get a proper survey, the $350 dollar quote is NOT a reasonable price. If you do find someone to do it for that price, you can be assured you will get what you pay for. Some good questions for a prospective surveyor are: Will a licensed surveyor personally visit the property? Do you carry errors & omissions insurance? How long have you been licensed? Moderator cut: orphaned
Vicki, I understand you are trying to be helpful, but please stop quoting prices for surveys. Survey prices are dependent on quite a few factors and a common problem I see is clients being misinformed by others about survey costs.

I would be very interested in why the survey is needed, what can go wrong without one, why the typical $350-$400 an attorney charges for arranging a survey is not suitable for a thorough job.

I would also be interested in who owns a survey, if there is any value in a Seller handing his survey to the Buyer, and real-life stories of how it all can go wrong.

[VickiR]

Originally Posted by ncsurveyor

Of course you should get a survey. You are making the biggest purchase you will probably ever make. Without a survey, you will not know what you are purchasing and if there are any easements or encroachments on your property. Get a proper survey, the $350 dollar quote is NOT a reasonable price. If you do find someone to do it for that price, you can be assured you will get what you pay for. Some good questions for a prospective surveyor are: Will a licensed surveyor personally visit the property? Do you carry errors & omissions insurance? How long have you been licensed? Moderator cut: orpahaned
Vicki, I understand you are trying to be helpful, but please stop quoting prices for surveys. Survey prices are dependent on quite a few factors and a common problem I see is clients being misinformed by others about survey costs.

I was merely stating that is the AVERAGE PRICE for a survey for an AVERAGE SIZE PROPERTY (average size being l/4 acre or less in this area), to give the person asking the question something to base their decision on. I recently had a survey for 5 acres that was MUCH MORE than the AVERAGE of $350. Please read ALL the posts BEFORE you react. And have a great day!
Autumngal says I have to be nice today!

Vicki

[surv1234]

Mike,
let me try and answer the questions you posed.
"what can go wrong without a survey?"
There are literally hundreds of different problems a quality survey will reveal. Surveyors will physically mark the corners of the property on the ground and the landowner will know the property limits. Only a licensed surveyor can do this in NC. A survey will show any and all enchroachments (fences, barbecues, walks, drives, houses etc.) A survey will show any easements that cross the property. A survey will show the difference between the record description (deed) and the actual monuments. a deed may call for 100' and the actual distance might be more or less. I have even seen examples where a person bought a lot in a subdivision, built a house on it and then had a survey done. The house was built on the wrong lot and had to be moved.
"why is $350-$400 not suitable?"
I do surveys for attorneys often and they know that a $350 survey is not being done properly. A survey that is done properly takes research, field work, drafting and involves complex calculations. It also involves liability. Every time I stamp a map, I open myself up to years of liability to multiple people. Licensed surveyors also have very expensive equipment, overhead costs and at least 8 years experience BEFORE they can even apply to get a license. Then they have multiple tests and yearly education.
"who owns a survey"
This is stipulated by the contract when the survey is performed.

[VickiR]

Originally Posted by ncsurveyor

Mike,
let me try and answer the questions you posed.
"what can go wrong without a survey?"
There are literally hundreds of different problems a quality survey will reveal. Surveyors will physically mark the corners of the property on the ground and the landowner will know the property limits. Only a licensed surveyor can do this in NC. A survey will show any and all enchroachments (fences, barbecues, walks, drives, houses etc.) A survey will show any easements that cross the property. A survey will show the difference between the record description (deed) and the actual monuments. a deed may call for 100' and the actual distance might be more or less. I have even seen examples where a person bought a lot in a subdivision, built a house on it and then had a survey done. The house was built on the wrong lot and had to be moved.
"why is $350-$400 not suitable?"
I do surveys for attorneys often and they know that a $350 survey is not being done properly. A survey that is done properly takes research, field work, drafting and involves complex calculations. It also involves liability. Every time I stamp a map, I open myself up to years of liability to multiple people. Licensed surveyors also have very expensive equipment, overhead costs and at least 8 years experience BEFORE they can even apply to get a license. Then they have multiple tests and yearly education.
"who owns a survey"
This is stipulated by the contract when the survey is performed.

So what is a "suitable" cost for a survey???

And the 30 surveys that I've had done this year at $350...what problems shall I expect???

Vicki

Vicki

[DebbieF]

Good questions Vicki. I would like to know what problems to expect as well.

[surv1234]

Vicki,
I am not reacting. I simply am asking you to refrain from quoting survey prices. The avg price you are quoting was the price in 1990. I had hair back then.The avg price today is about $550. I get calls from clients all the time who have the idea that a survey will cost them a couple hundred bucks, most of the time they were quoted this by a realtor.

[LilNikki]

My husband and I recently purchased our house here in NC and there was also only a plat map that came along with it. We were working with a great agent though who got the sellers to pay for all the closing costs and then some and a land survey was one of the things in with all of it. So we had one done but at no expense to us. However I would recommend getting one. You never know when you might need it. If you want to ever add anything like a pool. fence, even trees and plants now a days depending on your neighbors. I am not too sure who we went through or who is in the area but your agent should be able to recommend some to you. Best of luck and congratulations! Buying a house is exciting!!

[surv1234]

I would expect that you got what you paid for. You got a piece of paper for closing. I am advising people who are wanting to purchase property to get a proper survey done.

[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!