18.40 Surveys

18.40.1

Necessity And Purposes Of Surveys

In connection with the insurance of a piece of property, land surveys are necessary for any of the following purposes:

  • To identify and locate a parcel of land.
  • To identify and locate the boundaries of a parcel of land.
  • To redraft a legal description.
  • To serve as a basis for the subdivision of lands.
  • To determine actual distances along government lines or legal subdivisions.
  • To identify gaps and overlaps.
  • To grant "extended coverage."
  • To determine accretions and relictions.
  • To determine the precise location of buildings and structures on a parcel of land.
  • To determine the exact dimension of a parcel of land.
  • To determine the location of specific monuments or topographical features.
  • To determine the existence of legal access to and from the property.
  • To serve as basis for the creation of "condominium" property.
  • To serve as basis for the creation of "planned unit development" property.
  • To serve as basis for the creation of "air rights" or "air space" property.

Note: The above enumeration is not exhaustive.

18.40.2

Minimum Requirements

Any land survey to be used in connection with a title insurance policy must meet the following minimum requirements:

  • It must be current.

    In general terms, for a survey to qualify as current, it should be no more than six months old. However, if there is evidence that a survey, even this recent, is out of date because it does not reflect or show improvements made on the land, it will be necessary to require a more current survey reflecting the same.

  • It must have been done in accordance with:

    • The (State) Minimum Standards for Property Land Surveys (if any), or
    • The Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys.

  • Ideally, it must be run to Stewart Title Guaranty Company, in order that privity be established between the surveyor and the Company.
  • It must contain proper certification.
  • It must show the surveyor's signature and seal (they shall be on each sheet of the survey).
  • It must show the date, north arrow and scale (they should be on each sheet of the survey).
  • The legal description must be the same one shown in the commitment. If different, the surveyor must certify to Stewart Title Guaranty Company that they are the same.

Note: The effect of the lack of compliance with any of the above requirements must be carefully considered.

18.40.3

Minimum Standard Detail Requirements For ALTA/ACSM Land Title Surveys

The Minimum Standard Detail Requirements for Land Title Surveys adopted by American Land Title Association, American Congress on Surveying & Mapping and the National Society of Professional Surveyors are recognized as clear and concise technical standards for land title surveys. They contain the text of a certification to be made when the survey conforms to the requirements. The standards were last revised in 2005. The requirements are sometimes varied to conform to local practices.


2005 MINIMUM STANDARD DETAIL REQUIREMENTS FOR
ALTA/ACSM LAND TITLE SURVEYS
as adopted by
American Land Title Association
and
National Society of Professional Surveyors
(a member organization of the American Congress on Surveying and Mapping)


It is recognized that members of the American Land Title Association (ALTA) have specific needs, peculiar to
title insurance matters, which require particular information for acceptance by title insurance companies when said
companies are asked to insure title to land without exception as to the many matters which might be discoverable from
survey and inspection and not be evidenced by the public records. In the general interest of the public, the surveying
profession, title insurers and abstracters, ALTA and the National Society of Professional Surveyors, Inc. (NSPS) jointly promulgate and set forth such details and criteria for standards. It is recognized and understood that local and state standards or standards of care, which surveyors in those respective jurisdictions are bound by, may augment, or even require variations to the standards outlined herein. Where conflicts between the standards outlined herein and any jurisdictional statutes or regulations occur, the more restrictive requirement shall apply. It is also recognized that title insurance companies are entitled to rely on the survey furnished to them to be of an appropriate professional quality, both as to completeness and as to accuracy. It is equally recognized that for the performance of a survey, the surveyor will be provided with appropriate data which can be relied upon in the preparation of the survey.
For a survey of real property and the plat or map of the survey to be acceptable to a title insurance company for
purposes of insuring title to said real property free and clear of survey matters (except those matters disclosed by the
survey and indicated on the plat or map), certain specific and pertinent information shall be presented for the distinct and clear understanding between the client (insured), the title insurance company (insurer), and the surveyor (the person professionally responsible for the survey).

These requirements are:


1. The client shall request the survey or arrange for the survey to be requested and shall provide a
written authorization to proceed with the survey from the person responsible for paying for the survey. Unless specifically authorized in writing by the insurer, the insurer shall not be responsible for any costs associated with the preparation of the survey. The request shall specify that an "ALTA/ACSM LAND TITLE SURVEY" is required and shall designate which of the optional items listed in Table A are to be incorporated. The request shall set forth the record description of the property to be surveyed or, in the case of an original survey, the record description of the parent parcel that contains the property to be surveyed. Complete copies of the record description of the property (or, in the case of an original survey, the parent parcel), any record easements benefiting the property,; the record easements or servitudes and covenants burdening the property ("Record Documents"); documents of record referred to in the Record Documents; and any other documents containing desired appropriate information affecting the property being surveyed and to which the survey shall make reference shall be provided to the surveyor for notation on the plat or map of survey.


2. The plat or map of such survey shall bear the name, address, telephone number, and signature of the
professional land surveyor who performed the survey, his or her official seal and registration number, the date the survey was completed, the dates of all of the surveyor's revisions and the caption "ALTA/ACSM Land Title Survey" with the certification set forth in paragraph 8.


3. An "ALTA/ACSM LAND TITLE SURVEY" shall be in accordance with the then-current "Accuracy Standards for Land Title Surveys" ("Accuracy Standards") as adopted, from time to time by the National Society of Professional Surveyors and the American Land Title Association and incorporated herein by reference.

4. On the plat or map of an "ALTA/ACSM LAND TITLE SURVEY," the survey boundary shall be drawn to a convenient scale, with that scale clearly indicated. A graphic scale, shown in feet or meters or both, shall be included. A north arrow shall be shown and when practicable, the plat or map of survey shall be oriented so that north is at the top of the drawing. Symbols or abbreviations used shall be identified on the face of the plat or map by use of a legend or other means. If necessary for clarity, supplementary or exaggerated diagrams shall be presented accurately on the plat or map. The plat or map shall be a minimum size of 8½ by 11 inches.


5. The survey shall be performed on the ground and the plat or map of an "ALTA/ACSM LAND TITLE
SURVEY" shall contain, in addition to the required items already specified above, the following applicable information:
(a) All data necessary to indicate the mathematical dimensions and relationships of the boundary represented, with
angles given directly or by bearings, and with the length and radius of each curve, together with elements
necessary to mathematically define each curve. The point of beginning of the surveyor's description shall be
shown as well as the remote point of beginning if different. A bearing base shall refer to some well-fixed line, so
that the bearings may be easily re-established. The North arrow shall be referenced to its bearing base and
should that bearing base differ from record title, that difference shall be noted.
(b) When record bearings or angles or distances differ from measured bearings, angles or distances, both the
record and measured bearings, angles, and distances shall be clearly indicated. If the record description fails to
form a mathematically closed figure, the surveyor shall so indicate.
(c) Measured and record distances from corners of parcels surveyed to the nearest right-of-way lines of streets in
urban or suburban areas, together with recovered lot corners and evidence of lot corners, shall be noted. For
streets and highways abutting the property surveyed, the name, the width and location of pavement relative to
the nearest boundary line of the surveyed tract, and the width of existing rights of way, where available from the
controlling jurisdiction, shall be shown. Observable evidence of access (or lack thereof) to such abutting streets
or highways shall be indicated. Observable evidence of private roads shall be so indicated. Streets abutting
the premises, which have been described in Record Documents, but not physically opened, shall be shown and
so noted.
(d) The identifying titles of all recorded plats, filed maps, right of way maps, or similar documents which the survey
represents, wholly or in part, shall be shown with their appropriate recording data, filing dates and map
numbers, and the lot, block, and section numbers or letters of the surveyed premises. For non-platted adjoining
land, names, and recording data identifying adjoining owners as they appear of record shall be shown. For
platted adjoining land, the recording data of the subdivision plat shall be shown. The survey shall indicate
platted setback or building restriction lines which have been recorded in subdivision plats or which appear in
Record Documents which have been delivered to the surveyor. Contiguity, gores, and overlaps along the
exterior boundaries of the surveyed premises, where ascertainable from field evidence or Record Documents,
or interior to those exterior boundaries, shall be clearly indicated or noted. Where only a part of a recorded lot or
parcel is included in the survey, the balance of the lot or parcel shall be indicated.
(e) All evidence of monuments shall be shown and noted to indicate which were found and which were placed. All
evidence of monuments found beyond the surveyed premises on which establishment of the corners of the
surveyed premises are dependent, and their application related to the survey shall be indicated.
(f) The character of any and all evidence of possession shall be stated and the location of such evidence carefully
given in relation to both the measured boundary lines and those established by the record. An absence of
notation on the survey shall be presumptive of no observable evidence of possession.
(g) The location of all buildings upon the plot or parcel shall be shown and their locations defined by measurements
perpendicular to the nearest perimeter boundaries. The precision of these measurements shall be
commensurate with the Relative Positional Accuracy of the survey as specified in the current Accuracy
Standards for ALTA/ACSM Land Title Surveys. If there are no buildings erected on the property being
surveyed, the plat or map shall bear the statement, "No buildings." Proper street numbers shall be shown
where available.
(h) All easements evidenced by Record Documents which have been delivered to the surveyor shall be shown,
both those burdening and those benefiting the property surveyed, indicating recording information. If such an
easement cannot be located, a note to this effect shall be included. Observable evidence of easements and/or
servitudes of all kinds, such as those created by roads; rights-of-way; water courses; drains; telephone,
telegraph, or electric lines; water, sewer, oil or gas pipelines on or across the surveyed property and on
adjoining properties if they appear to affect the surveyed property, shall be located and noted. If the surveyor
has knowledge of any such easements and/or servitudes, not observable at the time the present survey is
made, such lack of observable evidence shall be noted. Surface indications, if any, of underground easements
and/or servitudes shall also be shown.
(i) The character and location of all walls, buildings, fences, and other visible improvements within five feet of each
side of the boundary lines shall be noted. Without expressing a legal opinion, physical evidence of all
encroaching structural appurtenances and projections, such as fire escapes, bay windows, windows and doors
that open out, flue pipes, stoops, eaves, cornices, areaways, steps, trim, etc., by or on adjoining property or on
abutting streets, on any easement or over setback lines shown by Record Documents shall be indicated with
the extent of such encroachment or projection. If the client wishes to have additional information with regard to
appurtenances such as whether or not such appurtenances are independent, division, or party walls and are
plumb, the client will assume the responsibility of obtaining such permissions as are necessary for the surveyor
to enter upon the properties to make such determinations.
(j) Driveways, alleys and other ways of access on or crossing the property must be shown. Where there is
evidence of use by other than the occupants of the property, the surveyor must so indicate on the plat or map.
Where driveways or alleys on adjoining properties encroach, in whole or in part, on the property being surveyed,
the surveyor must so indicate on the plat or map with appropriate measurements.
(k) As accurately as the evidence permits, the location of cemeteries and burial grounds (i) disclosed in the Record
Documents provided by client or (ii) observed in the process of performing the field work for the survey, shall be
shown.
(l) Ponds, lakes, springs, or rivers bordering on or running through the premises being surveyed shall be shown.

6. As a minimum requirement, the surveyor shall furnish two sets of prints of the plat or map of survey to the title insurance company or the client. If the plat or map of survey consists of more than one sheet, the sheets shall be numbered, the total number of sheets indicated and match lines be shown on each sheet. The prints shall be on durable
and dimensionally stable material of a quality standard acceptable to the title insurance company. The record title description of the surveyed tract, or the description provided by the client, and any new description prepared by the surveyor must appear on the face of the plat or map or otherwise accompany the survey. When, in the opinion of the
surveyor, the results of the survey differ significantly from the record, or if a fundamental decision related to the boundary resolution is not clearly reflected on the plat or map, the surveyor may explain this information with notes on the face of the plat or map or in accompanying attachments. If the relative positional accuracy of the survey exceeds that allowable, the surveyor shall explain the site conditions that resulted in that outcome with a note on the face of the map or plat.


7. Water boundaries necessarily are subject to change due to erosion or accretion by tidal action or the flow
of rivers and streams. A realignment of water bodies may also occur due to many reasons such as deliberate cutting and filling of bordering lands or by avulsion. Recorded surveys of natural water boundaries are not relied upon by title insurers for location of title. When a property to be surveyed for title insurance purposes contains a natural water boundary, the surveyor shall measure the location of the boundary according to appropriate surveying methods and note on the plat or map the date of the measurement and the caveat that the boundary is subject to change due to natural causes and that it may or may not represent the actual location of the limit of title. When the surveyor is aware of changes in such boundaries, the extent of those changes shall be identified.


8. When the surveyor has met all of the minimum standard detail requirements for an ALTA/ACSM Land Title
Survey, the following certification shall be made on the plat:
To (name of client), (name of lender, if known), (name of title insurance company, if known), (name of
others as instructed by client):
This is to certify that this map or plat and the survey on which it is based were made in accordance with
the "Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys," jointly established and adopted
by ALTA and NSPS in 2005, and includes Items of Table A thereof. Pursuant to the Accuracy Standards as
adopted by ALTA and NSPS and in effect on the date of this certification, undersigned further certifies that in my
professional opinion, as a land surveyor registered in the State of __________, the Relative Positional Accuracy of
this survey does not exceed that which is specified therein.

Date: (signed) (seal)
Registration No.

NOTE: If, as otherwise allowed in the Accuracy Standards, the Relative Positional Accuracy exceeds that which is
specified therein, the following certification shall be made on the plat:

To (name of client), (name of lender, if known), (name of title insurance company, if known), (name of
others as instructed by client):


This is to certify that this map or plat and the survey on which it is based were made in accordance with
the "Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys," jointly established and adopted
by ALTA and NSPS in 2005, and includes Items of Table A thereof. Pursuant to the Accuracy Standards as
adopted by ALTA and NSPS and in effect on the date of this certification, undersigned further certifies that in my
professional opinion, as a land surveyor registered in the State of __________, the maximum Relative Positional
Accuracy is _____feet.


Date: (signed) (seal)
Registration No.


The 2005 Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys are effective January 1, 2006. As of that date, all previous versions of the Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys are superseded by these 2005 standards. 

Adopted by the American Land Title Association on October 5, 2005.
Adopted by the Board of Directors, National Society of Professional Surveyors on October 24, 2005.
American Land Title Association, 1828 L St., N.W., Suite 705, Washington, D.C. 20036.
National Society of Professional Surveyors, Inc., 6 Montgomery Village Avenue, Suite 403, Gaithersburg, MD 20879

TABLE A
OPTIONAL SURVEY RESPONSIBILITIES AND SPECIFICATIONS


NOTE: The items of Table A must be negotiated between the surveyor and client. It may be necessary for the
surveyor to qualify or expand upon the description of these items, e.g., in reference to Item 6, there may be a
need for an interpretation of a restriction. The surveyor cannot make a certification on the basis of an
interpretation or opinion of another party. Items 16, 17 and 18 are only for use on projects for the U.S.
Department of Housing and Urban Development (HUD).

If checked, the following optional items are to be included in the ALTA/ACSM LAND TITLE SURVEY, except as
otherwise negotiated:


1. _____ Monuments placed (or a reference monument or witness to the corner) at all major corners of the boundary of the property, unless already marked or referenced by an existing monument or witness to the corner.
2. _____ Vicinity map showing the property surveyed in reference to nearby highway(s) or major street intersection(s).
3. _____ Flood zone designation (with proper annotation based on federal Flood Insurance Rate Maps or the state or local equivalent, by scaled map location and graphic plotting only.)
4. _____ Gross land area (and other areas if specified by the client).
5. _____ Contours and the datum of the elevations.
6. _____ List setback, height, and floor space area restrictions disclosed by applicable zoning or building codes beyond those required under paragraph 5d of these standards). If none, so state. The source of such information must be disclosed. See "Note" above.
7. _____ (a) Exterior dimensions of all buildings at ground level
(b) Square footage of:
_____ (1) exterior footprint of all buildings at ground level
_____ (2) gross floor area of all buildings; or
_____ (3) other areas to be defined by the client
_____ (c) Measured height of all buildings above grade at a defined location. If no defined location is
provided, the point of measurement shall be shown.
8. _____ Substantial, visible improvements (in addition to buildings) such as billboards, signs, parking
structures, swimming pools, etc.
9. _____ Parking areas and, if striped, the striping and the type (e.g. handicapped, motorcycle, regular, etc.)
and number of parking spaces.
10. _____ Indication of access to a public way on land such as curb cuts and driveways, and to and from waters
adjoining the surveyed tract, such as boat slips, launches, piers and docks..
11. Location of utilities (representative examples of which are shown below) existing on or serving the
surveyed property as determined by:
_____ (a) Observed evidence
_____ (b) Observed evidence together with evidence from plans obtained from utility companies or provided
by client, and markings by utility companies and other appropriate sources (with reference as to the
source of information)
• railroad tracks and sidings;
• manholes, catch basins, valve vaults or other surface indications of subterranean uses;
• wires and cables (including their function, if readily identifiable) crossing the surveyed
premises, all poles on or within ten feet of the surveyed premises, and the dimensions of all
crossmembers or overhangs affecting the surveyed premises; and
• utility company installations on the surveyed premises.
12. _____ Governmental Agency survey-related requirements as specified by the client.
13. _____ Names of adjoining owners of platted lands.
14. _____ The distance to the nearest intersecting street as designated by the client
15. _____ Rectified orthophotography, photogrammetric mapping, laser scanning and other similar products,
tools or technologies may be utilized as the basis for the location of certain features (excluding
boundaries) where ground measurements are not otherwise necessary to locate those features to an
appropriate and acceptable accuracy relative to a nearby boundary. The surveyor shall (a) discuss
the ramifications of such methodologies (e.g. the potential accuracy and completeness of the data
gathered thereby) with the title company, lender and client prior to the performance of the survey and,
(b) place a note on the face of the survey explaining the source, date, relative accuracy and other
relevant qualifications of any such data.
16. _____ Observable evidence of earth moving work, building construction or building additions within recent
months.
17. _____ Any changes in street right of way lines either completed or proposed, and available from the
controlling jurisdiction. Observable evidence of recent street or sidewalk construction or repairs.
18. _____ Observable evidence of site use as a solid waste dump, sump or sanitary landfill.
19. _________________________________________________________________________

 

18.40.4

The Spot Survey Or The Mortgage Inspection Report

For years another kind of survey, generally known as "spot survey" or "mortgage inspection report", has been made by local surveyors for real estate and lending organizations. The certificate of a "spot survey" or "mortgage inspection report" states that it is conducted to locate improvements on a particular piece of property. The actual boundary lines are almost never marked on the ground. The surveyor generally will conduct just enough work to make a drawing of the house and other improvements; this may or may not require the usual surveying instruments. In general, this type of survey is of very limited value. Its primary purpose is to show that improvements (house, garage, etc.) are within property boundaries; therefore, the "spot survey" or "mortgage inspection report" need only be sufficiently accurate to establish this fact. Recognizing that these so-called "surveys" are not truly accurate, the American Congress on Surveying and Mapping, comprising some 66,000 surveying professionals across the United States, declared a resolution calling for renaming of the so called spot survey. This resolution states that calling results of such work a survey is a misnomer and suggests that a better name would be mortgage inspection report.

In general terms, the "mortgage inspection report" is not sufficient in order to attempt the deletion of general exceptions numbers 4 and 5 of the title commitment.

18.40.5

Who Can Make A Land Title Survey

A land title survey must be made by a licensed Land Surveyor, a registered Civil Engineer, or any other person authorized by state law to make surveys.

18.40.6

Check-List For The Examination Of A Survey (not for condominium or air right purposes)

("Note: Any "Yes" answer represents an adverse matter, and you should consider the need to show it as an exception or require additional documentation for its more comprehensive review.)"

Utility lines outside recorded easements? __________ (Yes/No)

Utility lines requiring easements, but no easements of record are found for the same reason? __________ (Yes/No)

Walls, fences or plantings,

Encroaching from adjoining property? __________ (Yes/No)

On property line? __________ (Yes/No)

Encroaching on easements? __________ (Yes/No)

Encroaching on adjoining property or rights-of-ways? __________ (Yes/No)

Buildings, houses, garages, outbuildings, fire escapes,

Encroaching from adjoining property? __________ (Yes/No)

On property line? __________ (Yes/No)

Encroaching on easements located on the property? __________ (Yes/No)

Encroaching on adjoining property or rights-of-way? __________ (Yes/No)

Encroaching over building setback lines ? __________ (Yes/No)

Driveways, sidewalks, parking areas,

Encroaching from adjoining property? __________ (Yes/No)

On property line? __________ (Yes/No)

Encroaching on easements? __________ (Yes/No)

Encroaching on adjoining property or rights-of-ways? __________ (Yes/No)

Cemeteries and burial grounds? __________ (Yes/No)

Park and recreational facilities? __________ (Yes/No)

Springs, streams, creeks, rivers, ponds, lakes or drainage ditches? __________ (Yes/No)

Variances in the area or dimensions of the land? __________ (Yes/No)

Violations of restrictive covenants or ordinances (if coverage is being given as to such matters)? __________ (Yes/No)

Survey is more than six months old, or recent improvements have been made on the land since the date of the survey? __________ (Yes/No)

Survey does not show any of the following: surveyor's signature, seal, date, or certification? __________ (Yes/No)

Legal description differs from the one in the commitment? __________ (Yes/No)

Survey shows matters not shown in the commitment? __________ (Yes/No)

Survey does not comply with the minimum standards for surveys demanded by Stewart Title Guaranty Company? __________ (Yes/No)

Railroad rights-of-way, switch tracks, spur tracks or transmission lines, but no easements of record are found for the same? __________ (Yes/No)

Gaps or overlaps are caused by the description of the property? __________ (Yes/No)

Legal names and widths of streets, roads and avenues are not shown? __________ (Yes/No)

Lack of legal access to and from the property? __________ (Yes/No)

Characters, locations and dimensions of all the buildings or structures located upon the property are not shown? __________ (Yes/No)

Property built full by one building does not show the accurate location of the walls and their thickness? __________ (Yes/No)

Adjoining property descriptions checked for potential conflicts? __________ (Yes/No)

18.40.7

Survey Coverage Without Review of a Survey

Extended coverage for the standard survey exceptions (deletion of the survey-related exceptions) and survey endorsements (e.g., issuance of the ALTA 9.1 or 9.2) may be available in the following states, for the referenced policies (excluding construction-related policies), under the following circumstances, without a survey:

States:
Alabama, Alaska, Arizona, Arkansas, California, Colorado, Connecticut, District of Columbia, Delaware, Georgia, Hawaii, Idaho, Illinois, Indiana, Kansas, Kentucky, Louisiana, Maine, Maryland, Massachusetts, Michigan, Minnesota, Mississippi, Missouri, Montana, Nebraska, Nevada, New Hampshire, New Jersey, North Carolina, North Dakota, Oklahoma, Oregon, Pennsylvania, Rhode Island, South Carolina, South Dakota, Tennessee, Utah, Vermont, Virginia, Washington, West Virginia, Wisconsin and Wyoming.

Inapplicability to Construction-Related Policies:
Policies of any type involving construction (construction loan policies or owner's policies where construction is being performed) or recently-completed construction, are not covered by these criteria. In order to offer extended coverage and/or additional survey endorsements for construction-related projects, a current survey (showing the completed improvements) must be obtained and reviewed.

Affidavit Relating to Survey Matters:
In all situations, you should obtain an affidavit from the seller or borrower (as applicable) confirming that they have no notice of problems that a survey would disclose (e.g., encroachments, easements, blocked access, etc.). Such statements may be included in your standard title affidavit. In some cases, specific affidavit forms are required, as noted below.

Loan Policy: Residential Property
Stewart Title Guaranty Company (STG) does not require a survey in order to give extended coverage as to survey matters in Loan Policies issued on 1-4 family residential properties. You may delete the survey exception or issue the appropriate survey coverage endorsement without any inspection or additional requirements. You also may delete any general exception to unrecorded easements.

You should continue to except to easements of record and any significant encroachments, conflicts or unrecorded easements of which you have actual knowledge, either by a prior survey or inspection report in your possession, your search, or information obtained from a starter policy which conforms to STG requirements.

These 1-4 family residential policies can be either subdivision lots or acreage tracts under 25 acres.

Loan Policy: Commercial Property
STG does not require a survey in order to give extended coverage as to survey matters in Loan Policies or Short Form Commercial Loan Policies issued on commercial transactions with liabilities of up to $25,000,000 per site. You must include specific exceptions (such as specific encroachments) as provided above for matters actually known by you. If the liability for a site exceeds $25,000,000 and you are requested to provide extended coverage as to survey matters without a survey, please call a Senior Underwriter.

Loan Policy: Endorsements
You may issue the ALTA Form 9, 9-06, 9.3 or 9.3-06 Endorsement or CLTA Form 100 Endorsement (or similar Endorsement available in your jurisdiction) on Loan Policies covering 1-4 family residential properties or on Loan Policies relating to commercial transactions of up to $25,000,000 per site without a survey, if you include specific exceptions for matters (such as specific encroachments) actually known by you and if you comply with our other requirements for issuance of these endorsements. If the liability for a site exceeds $25,000,000, please call a Senior Underwriter.

1992 ALTA Owner's Policy: Residential Property
STG does not require a survey in order to give extended coverage as to survey matters in Owner's Policies covering 1-4 family residential property in platted subdivisions, if you include specific exceptions for matters (such as specific encroachments) actually known to you and if you obtain STG Affidavit Concerning Encroachments and Property Boundary Issues 1 from the seller. You must secure overlimits approval from our underwriting personnel for issuance if the policy to be issued will exceed your authority to issue without underwriting approval.

ALTA Homeowner's Policy: Residential Property
STG does not require a survey to issue the ALTA Homeowner's Policy. Survey matters are dealt with in the Homeowner's Policy Of Title Insurance Affidavit 2000, required for issuance of the ALTA Homeowner's Policy. Please see Bulletins MU000030 and MU000036 .

Short Form Residential Owner's Policy
STG does not require a survey to issue the Short Form Residential Owner's Policy. Please see Bulletin MU000035.

Owner's Policy: Commercial Property
You may provide survey coverage on an Owner's Policy covering commercial property based on a prior survey of any date if: (a) you obtain STG Affidavit Concerning Encroachments and Property Boundary Issues 1 from the seller, (b) you do not have actual knowledge that improvements have been added since the date of the prior survey, and (c) you add specific exceptions for matters (such as specific encroachments) shown on the prior survey. You may also rely on the prior survey for issuance of other endorsements (such as survey, contiguity or ALTA 9.1 or 9.2), that require review of a survey. You must secure overlimits approval from our underwriting personnel for issuance if the policy to be issued will exceed your authority to issue without underwriter approval. Please call our underwriting personnel if you are asked to provide survey coverage on an Owner's Policy covering commercial property without a prior or new survey.