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Services
Boulder Land Consultants, Inc.'s range of services includes the following:
A Brief Explanation of Selected Surveying Products and Services:
- Land Survey Plat: this type of survey is what is commonly called a "boundary survey". After being provided with a current legal description of the subject property, a professional land surveyor researches title information and reviews deed information of adjoining properties. A thorough effort is made to recover monuments in the field, oftentimes including public land monuments (e.g. "section corners", "quarter corners") not necessarily adjacent to the subject property. Precise field measurements are made, field data calculated, and property corner positions determined by careful analysis. Frequently, legal descriptions of the subject and adjacent properties are in conflict with field measurements. The professional land surveyor documents these conflicts and prepares a detailed plat of the property boundary, setting the necessary property corner monuments in the field. If the land surveyor has been provided with the appropriate title information, the land survey plat will also show the position of easements, rights-of-way and other encumbrances affecting the subject property. A land survey plat does not document improvements on the subject property, except where they are adjacent to the property lines. ·
- Improvement Survey Plat: this type of survey is similar to a Land Survey Plat but, in addition, documents the improvements upon the subject property. Improvements on adjacent properties that encroach into the subject property are also documented. In most cases, Land Survey Plats and Improvement Survey Plats are deposited at the Office of the County Surveyor for public review. In Boulder County, these maps are deposited at the Boulder County Land Use Department.
- Improvement Location Certificate: An Improvement Location Certificate ("ILC") is primarily used by mortgage and/or title companies to assist in residential property transactions. This certificate typically documents the location of improvements upon a parcel of land and graphically shows the location of easements and/or other encumbrances affecting the property as disclosed in information provided by the title company. Typically, the surveying methods used in the preparation of an "ILC" are not sufficient to precisely determine the location and dimensions of property lines, or the exact location of improvements upon or adjacent to the subject property. Therefore, an "ILC" should not be construed to be a land survey plat or an improvement survey plat. By State law the professional land surveyor who prepares an "ILC" must use a mandated certification that includes the following phrase: "...that it is not to be relied upon for the establishment of fence, building or other future improvement lines..."
- ALTA/ACSM Land Title Surveys: this type of survey has to meet very specific requirements as defined by the American Land Title Association and the American Congress of Surveying & Mapping. The certification included in the "ALTA Survey" requires the Professional Land Surveyors to meticulously review title documents and perform a rigorous improvement and boundary survey of the subject property. The resulting map documents boundary lines, easements and other encumbrances, and details all improvements on a property. An "ALTA Survey" is often required in the purchase of commercial properties when out-of-state financing is involved.
- Topographic Surveys: this type of survey typically determines the "lay of the land", its slopes, contours, etc. Typically these maps document existing improvements, significant trees and plants, and patterns of drainage. Often architects or planners use topographic maps to plan future projects. Topographic maps may or may not contain boundary line and easement information.
- Condominium Plats: a condominium plat is a legal document and map upon which future conveyances of condominium units depend. Typically, the Professional Land Surveyor performs a complete boundary survey of the subject property as well as an interior survey of the condominium building(s) itself. Separate units and various common elements are defined on the condominium plat. The Professional Land Surveyor works closely with the attorney preparing condominium covenants and/or declarations in order that the plat conforms to the legal requirements of the governing documents.
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