California ALTA ACSM Land Title Survey

California ALTA ACSM Land Title Survey

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Real Estate is one of the largest investments made by an individual or business. California is one of the best markets to purchase commercial properties and it is critical that the purchaser or lender research all related information of the property by utilizing a current ALTA survey.

How does a California ALTA Land Title Survey assist in the purchase process and protect the investor?



An ALTA survey is a boundary survey prepared to a set of minimum standards that have been jointly prepared and adopted by the American Land Title Association (ALTA) and the American Congress on Surveying and Mapping (ACSM). A boundary survey meets the standards of the regulatory industry of an individual state, whereas the ALTA/ACSM is comprehensively recognized across the entire nation.

• The objective of the ALTA/ACSM standard is to establish a level of standards so that all parties in the commercial transaction are ensured a common standard.



This standard allows lenders, attorneys, banks, title companies, national companies and the surveyors a mutual consistency over the types of surveys that must be reviewed.

A national level of standards is in place because some states do not have surveying standards and others vary widely in their requirements. Without a common nationwide standard, commercial multi-state and multi-site transactions become complex, expensive and tedious.



According to Smith-Roberts National Corporation, there are a number of items required to be shown on a California ALTA survey which are not included on a typical boundary survey, including additional optional items (“Table A Items”).

Some of the information shown on an ALTA Survey would be:

• Easements that may encumber or benefit the property • Possible encroachments across boundary lines or easements • Access to a public street or lack thereof • Zoning of the property along with setback requirements • Flood Zones that may affects the subject property • Evidence of any use by other parties • Location of any water boundaries on the subject property • Evidence of cemeteries • Names of adjoining property owners



A prerequisite to obtaining an ALTA Survey is a current title commitment. The title commitment will contain the legal description of the property and of any encumbrances to prepare the ALTA survey.

• The process of performing a boundary survey starts with a complete and thorough research of the county/municipal records.

• The pre-survey research provides knowledge of the land and potential conflicts with the surrounding lands.

• The surveyor then has complete knowledge and can direct field survey efforts accordingly.



Smith-Roberts National Corporation has expertise in coordinating and producing California ALTA Land Title Surveys. This experience includes the top cities and counties of California such as Los Angeles, Riverside County, Los Angeles County, Riverside County, San Bernardino County, San Diego County, Kern County and more.



Title companies often need the ALTA ACSM Land Title Survey to insure the title of the property.

Title Insurance firms rely upon a current and accurate land title survey of the property based on the new 2011 ALTA standards.



The ALTA survey confirms the site’s legal description, improvements, easements, rights-of-way and other elements impacting the ownership of land.

Additional items such as topographic data, utilities, site improvements, zoning and hazard land information may be requested as optional items in Table A from SRN.



According to a MBA Commercial Real Estate-Multifamily Finance report of Q4 2010, The following counties in California are among the top 10 CBSA Ranked by Total Number of Commercial Properties, as of March 6, 2011. (see screen shot.)

• LOS ANGELES County, CA• RIVERSIDE County, CA• SAN BERNARDINO County, CA• SAN DIEGO County, CA• KERN County, CA


http://www.alta.org/press/4Q10QuarterlyDatabook.pdf


Cliff Stout of SRN is glad to answer any questions regarding ALTA Land Title Surveys in California or any state.

California Zoning Research and Due Diligence

Another suggested resource for California municipal zoning research is The Planning & Zoning Resource Corporation. The PZR report conforms to all California legal and current zoning codes, documents and related reports.



Smith-Roberts National Corporation is a land survey coordination firm that specializes in coordinating Land Title Surveys for multi-site, multi-state real estate and single commercial transactions.

Incorporated in 1981, Smith-Roberts National Corporation has become a nationwide leader in the Land Survey industry with exceptional service, timely deliveries and reasonable fees. Smith-Roberts National Corp. is a nationwide ALTA Land Survey coordinator and the originator of the DesignReady Survey®.



100 N.E. 5th Street Oklahoma City, Oklahoma 73104

Smith-Roberts

Email: [email protected]

Phone: 405 840-7094 Fax: 405 516-2680 Toll Free: 800 411-2010

mailto:[email protected]


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