ALTA/ACSM Land Title Surveys
ALTA surveys are a specific class of survey used by title insurance companies when they are asked to insure the title to land. For a survey of real property and the plat of survey to be acceptable to the title insurance company, specific state-mandated field procedures must be followed. In addition, certain specific and pertinent information must also be shown on the survey.
In addition to researching original government records and notes; public records at the County Recorder’s office; and other federal, state and local agencies, MTC performs research with municipalities and utility companies for locations of existing improvements and provides on-site meetings with J.U.L.I.E. representatives.
A boundary survey is important before purchasing, subdividing, improving or building on land. It provides accurate delineation of the property lines of the land in question and indicates any easements or encroachments that show limitations imposed on the property by state or local regulations. The boundary survey ensures the avoidance of the expense and irritation of defending a lawsuit, moving a building or resolving a boundary dispute in the future.
MTC performs topographic surveying and mapping to identify and map the contours of the ground and existing features on the surface of the earth or slightly above or below the earth’s surface – for example trees, buildings, streets, walkways, manholes, utility poles and retaining walls) for both private and public sectors. MTC carries out research with municipalities and utility companies for locations of existing improvements and provides on-site meetings with J.U.L.I.E. representatives.
Modern GIS technologies use digital information to create a hard copy map or survey plan. The information is transferred into a digital form through the use of a CAD program and geo-referencing (defining a thing’s existence in physical space). With the wide availability of information from satellite and aerial sources, geographic data is extracted and involves the tracing of geographic data directly on top of the aerial image. The GIS data represents real objects such as roads, land use, elevations, trees and waterways.
Prior to lots being offered for sale within a subdivision, the land must be subdivided. By Illinois State Statute, only professional land surveyors may perform this task. MTC generates coordinate geometry using many different criteria such as the product intended for sale; specific regulatory requirements based on zoning, annexation or development agreements; and the concept plan. This is used to generate the Plat of Subdivision, a legal document that serves as the basis for the title to the lots being sold.
The Global Positioning System (GPS) is a space-based satellite navigation system that provides location and time information in all weather, anywhere on or near the earth where there is an unobstructed line of sight to four or more GPS satellites. It is maintained by the United States government and is freely accessible to anyone with a GPS receiver.
GPS is used by MTC in one of its primary roles of finding the boundary of a person’s property and describing it in legal terms, thus creating legal documents so the property owner possesses a legal description of what land he owns.
MTC performs construction layout services for many of the top builders in the Chicagoland area. Our services include mass grading, sewer and watermain staking; curb and gutter and roadway improvements; staking for public utilities; and as-built surveys for verification and municipal acceptance.
Unlike many land surveys, done before buildings or other improvements are added to the land or after they are complete, as-built maps are used during the middle of a construction project. As-built maps show improvements to the land, as they exist at a particular point in time.
As-built maps may be used for commercial or residential properties and are crucial in the construction industry from the planning stage to actual construction and future maintenance.
As-built mapping is conducted several times throughout the duration of a construction project. Their frequency and number depend on the scope of the construction project. The purpose of an as-built survey is to verify to local and state governing agencies that the construction work authorized has been completed according to the same specifications set during planning and shown in the site plan. The as-built map is most often used to show the building inspector that a project under construction is conforming to zoning regulations. As-built surveys may be required for nearly every type of land project, from roads and trails to utility improvements and building construction.
An as-built map shows exactly what has been completed to date, a useful tool in adjusting the schedule of a large construction project. As -built mapping provides an important tool for managing the building as it is under construction and after it has been completed.