Services

Boundary Surveys

Are you looking to have your property lines marked or corners set? By law, the Professional Land Surveyor is the only entity that can establish real property lines between parcels of land. Living in the Northeast, knowing where your property lines are can be difficult and down right confusing.

Typically, a boundary survey will include a full title search of the parcel, field location of any monumentation and improvements to the land, and a drafted plan showing the results of the survey. We will set your missing corners with a rebar and plastic Surveyor’s Cap upon completion of the survey. Updated Deed Descriptions can be written from the boundary determination.

To establish any property line, a title search of the parcel must be completed. The deeds of record determine the conveyance of real property from Grantor to Grantee. Only when the surveyor understands what has been conveyed can they place the property lines on the ground.

Divisions of land into 3 or more parcels (or 3 dwelling units on a single parcel) may require a Municipal Subdivision Review. State Statues allow for lots to be exempt under certain circumstances. If you are looking to divide your land, ask how we can help you plan your lot division with your future in mind.

Construction Stakeout

At LRLS, LLC we understand the importance of “getting it right the first time.” This is most important when it comes to the stakeout of a new foundation. The local Code Enforcement Officer will require a Plot Plan before giving you a building permit. A plot plan shows the location of the new building or addition in relation to the property boundary. Within the Shoreland Zone, it is typical of municipalities to restrict the size of new construction based on Impervious Lot Coverages and/or the size of the existing structure. This will include gravel/paved driveways, decks/patios, and the building footprint. Are you a contractor looking for construction stakeout? From putting the Site Civil plan on the ground, to foundation/anchor bolt layout, column line offsets for MEP and interior framing control, or elevations, we can do it all. Contact us for details.

Engineering Surveys

The Existing Conditions Survey is vital to Civil Engineers looking to shape a parcel into something new. We understand your need for correct contouring and accurate invert data is as important as the parcel boundary. And of course, you need it when you need it. Contact us today for scheduling and availability.

Mortgage Loan Inspections

Mortgage Loan Inspections are the last line of defense for a prospective buyer. The Surveyor will use the most recent recorded deed in the local registry to determine if the house is within the property lines. This is not a boundary survey. At times, when monumentation called for in the deed is not found, a boundary survey may be warranted for the surveyor to show the house on the lot.

Elevation Certificates

The Elevation Certificate is used by the National Flood Insurance Program (NFIP) to provide elevation information necessary to ensure compliance with community floodplain management ordinances, to determine the proper insurance premium rate, and to support a request for a Letter of Map Amendment (LOMA). Is your property shown in a flood zone on the FEMA Flood Maps, even though your house sits up on hill? Is your mortgage company requiring you to pay for flood insurance even though your house has never been flooded? An elevation Certificate and LOMA may be your best bet to prove you do not need to pay for flood insurance, or at least get a better premium.

ALTA/ACSM Land Title Survey

Are you buying a commercial property and have been required to provide an ALTA survey for title insurance? We can help. We take the utmost care in determining all encumbrances on the property to insure there are no surprises down the road. Provide us with your Title Commitment and Table A and we will certify our survey to you, your lender, and your title insurance company.