A title search and an ALTA Land Survey serve different purposes. One cannot replace the other. If you’re buying, selling, or financing commercial property, it’s important to know what each one does.
A title search reviews the property’s legal history through public records. It can uncover ownership records, easements, liens, and other legal issues tied to the property. An ALTA Land Survey focuses on the property itself. A surveyor visits the site to locate boundary lines, buildings, access points, and other physical features.
Together, a title search and an ALTA survey provide a more complete picture of a property before a real estate transaction closes.
What a Title Search Does
A title search is a review of public records. A title company or attorney looks through past property transfers to make sure ownership is clear and to find any legal issues connected to the property.
A title search may uncover unpaid taxes, liens, deed restrictions, ownership disputes, and recorded easements. This information is important because it helps buyers and lenders understand potential risks before closing.
However, a title search only looks at documents. It does not confirm what exists on the property today. If a fence was moved years ago or a utility line was installed without being properly recorded, those issues may not appear in public records.
What an ALTA Land Survey Does
An ALTA Land Survey involves fieldwork. A licensed surveyor visits the property to measure and document conditions on the ground. The survey identifies property boundaries, buildings, improvements, access points, and other features that could affect ownership or use of the property.
This process helps uncover issues that public records may miss. For example, a building may cross a property line, a driveway may be shared with a neighboring property, or a structure may be too close to a boundary line. These problems may not appear in legal documents, but they can still create challenges for property owners.
ALTA surveys follow national standards created by the American Land Title Association (ALTA) and the National Society of Professional Surveyors (NSPS). These standards help ensure surveys are accurate and consistent across the country.
Physical Issues a Survey Can Find
Some property issues can only be found by visiting the site.
One common problem is encroachment. This happens when a fence, building, or other structure crosses a property line. Even if it has existed for years, it can still create legal concerns.
Shared driveways are another example. Two neighboring properties may use the same driveway, but the arrangement may not be clearly documented. A survey helps identify these situations before a sale is completed.
Utility lines can also create issues. Power, water, gas, and communication lines often cross private property. Some have recorded easements, while others may not. A survey helps show where these features are located.
How an ALTA Survey Works With a Title Search
A title commitment lists legal matters that may affect the property, such as easements, restrictions, and rights of way. An ALTA survey helps show where those items are located on the property.
For example, a title commitment may mention a utility easement. The survey can help determine where that easement is located and whether it affects buildings, access, or future development plans.
This is one reason lenders often require ALTA surveys for commercial real estate transactions. The survey helps identify risks that may not be clear from public records alone.
Frequently Asked Questions
What can an ALTA Land Survey reveal that a title search cannot?
An ALTA Land Survey shows physical conditions on the property that may not appear in public records. This can include buildings or fences crossing property lines, shared driveways, utility features, and other site conditions that could affect ownership or property use.
Does a title search verify property boundary lines?
No. A title search reviews legal records and ownership history, but it does not confirm where boundary lines are located on the ground. A licensed surveyor must perform a survey to determine property boundaries.
Can an ALTA survey find unrecorded easements?
Sometimes. A surveyor may find signs of utility lines, access routes, or long-term property use that suggest an easement exists. While the survey does not create or prove an easement, it can help identify issues that need further review.
Why do lenders require an ALTA survey for commercial transactions?
Many lenders require an ALTA survey because it helps identify boundary issues, access concerns, and other property conditions that may affect the property’s value or use. It also helps title companies provide broader insurance coverage.
Can a title search replace an ALTA Land Survey?
No. A title search reviews legal records, while an ALTA Land Survey documents physical conditions on the property. Both provide important information and are often used together in commercial real estate transactions.
