I recently attempted to file a subdivision plat for a client. The county would not file the plat because the land taxes had not been paid.

After a subdivision plat is approved by the municipality, the plat must be filed within sixty-two days after the date of that approval (in New York State). In this case, the taxes had not been paid. The county notified the owner, but they chose to wait to pay them. Now the sixty-two days have passed.

At this point, we must resubmit the plat to the local municipality to be reconsidered and signed again. The locality can choose to hold another public hearing, or opt to sign it because of the circumstances.

Do not risk losing the sale, delaying a closing, or opening another public hearing on your project. Be sure the taxes are paid for the current year before attempting to file the plat.

A Land Survey is an important part of your home purchase. Just as you should have a well test, engineering inspection, and title insurance, a land survey can show problems before you purchase the home.

Title insurance alone does not “insure” the boundaries of your parcel. A land survey should reveal potential or existing problems, or let you know that everything is in order.  It is good to know where your boundaries are.  The realtor or prior owner might think they know, but only a surveyor can confirm the location of your boundaries.

For your own peace of mind (especially in this age of foreclosures, tax sales, and low home prices), contract with a surveyor.

The joyful noise of the phone surprised me, but it was not the magnitude of surprise that my client experienced at her closing today.

It seemed like an ordinary real estate closing.  She was signing so many papers that her hand went numb.  Suddenly, the title company representative announced: “by the way, we can’t close until we receive a boundary survey certified to us and the lender.”  I sure am glad that there was a table between them.  My client was stunned.  After a brief mental image of the title company representative’s mouth full of the previously signed paper material, she jumped to action - calling me to get a certified survey.

I was in the field at the time.  Fortunately, there was cell coverage for my Sprint/Nextel wireless communication device.  I told the paralegal to email a copy of the title report to me.  I packed the equipment, walked to the truck, and drove back to the office.  I reviewed the title report, revised the previous survey as needed, placed the proper certifications on the plat, plotted it, and called the lender’s representative to announce my impending arrival.  The certified plat was delivered in less than five hours.

I was glad to be in a position that allowed me to meet my client’s need.  Had I been out of town, or in a spot with no cell service, their final disbursement would have been delayed another day or two.  Resolution came quickly, this time.

My advice to borrowers is this: Ask the lender and title company if they will require a certified survey.  They should know the answer well before the closing.  If they don’t know, keep asking so your closing is not delayed.  In good economic times, your surveyor might not be able to respond the same day as your request.

My advice to lenders and title companies is this: Always require a certified survey.  Why lend money using a property that might have a boundary problem as collateral?  It is in your and your client’s best interest.

I am officially a Certified Trainer for Microsurvey Software. MSCad is the solution for the land surveyor who wants surveying software and data collection software that is designed for surveyors. This software is the best. No-code linework is a time saver in FieldGenius data collection software. MSCad is calculating and drafting software that is second to none. Go to http://www.microsurvey.com and get a working demo. Once you try it, you’ll want it.

Site Under Construction.  I am truly sorry that you had to read that.  I am updating the site to allow easier posting of news and information about Surveysmith and general surveying information like items that are listed below:

• Surveying
• Why would I subdivide my land?
• Why a surveyor cannot tell you what you own.
• The things you need to know about buying land at tax auctions.
• Why you need both a survey AND title insurance.
• Email with your suggested topics.

Check back soon to read some exciting information that you might find useful.

Please call (518) 701 8059 or email ray (at) surveysmith dot com to contact Surveysmith.