Garlock-Smith Land Surveying

The county GIS aerial parcel mapping can be a really nice resource to get a general idea of where your land lies. https://www.livgov.com/gis is the site. You can search by parcel number, owner or address. These maps are not set in stone (and in fact I have seen some that were off by quite a bit). You can get a reasonable idea of shifting of parcel line mapping by looking at surrounding areas such as tree rows, sidewalks, streets. The dimensions shown can be misleading because the parcel mapping is often rubber sheeted to fit the surrounding parcels and the dimensions are automatically updated to the computer-generated distance rather than the actual distance shown in the legal description. These parcel lines were created from tax descriptions, many of which have typos and/or have shorthanded descriptions that aren't very precise. DON'T RELY ON THESE TO START A WAR WITH YOUR NEIGHBOR!!!!!

www.livgov.com

I'll still be coming in to the office through this mess since it is within walking distance of home. We're trying to wrap up ongoing stuff and get ready for the post-pandemic world. Feel free to call with questions while you're waiting this out. -Jack (517) 546-3340

Types of Surveys: Many people who call us for survey work have never dealt with land surveys and don't really know the what types of services are offered to home owners.
-The most basic type of "survey" is the "Mortgage Report" (or Certificate or occasionally Survey). Mortgage Certificates typically include a statement that basically equates to "not to be used for anything" (LOL!). The only real purpose for a Mortgage Certificate is to assure the bank and title company that the house with the given address is on the parcel of land that is being insured. The title company will usually issue a policy with "standard exceptions". These exceptions include adverse possession and any matter disclosed by future surveys. Mortgage certificates are often performed by the survey company with no actual survey markers located and typically no stakes are placed. A sketch is typically provided that includes an approximate location of existing improvements such as buildings and driveways.
-A "Boundary Survey" or "Stake Survey". These surveys will include the finding/verifying or setting of corner markers and can also include additional wood stakes placed to mark the location of parcel boundaries for landscaping or fencing. The surveyor will research information about the property and locate neighboring corner markers to verify that the stakes are placed correctly. The survey will often include preparation of a sketch of field results and possibly the preparation of a revised legal description to reflect the surveyor's findings.
- ALTA surveys are often required for commercial property and occasionally for residential. ALTA surveys include the elements of both Mortgage Certificates and Boundary surveys and are used by the title company to enable the issuance of title policies WITHOUT standard exceptions. An extensive and detailed sketch will be provided that shows the location of ALL known improvements including the location of recorded easements, fences, paving, gravel driveways, etc, etc.