ALTA/NSPS Question (no title commitment)

[Jeremy Hutchins]

I had a client reach out to me and wanted me to complete an ALTA survey. I told him that he needs to provide a title commitment and he said sure. I received a title search from a local abstractor. Does this met standards? I have never completed one without a title commitment and only a title search? I'm curious to others opinion about this.

 

[avoidthelloyd]

It would be hard to list the exception documents without exception documents. haha. I do think most of the requirements put the burden of information on the party who orders the ALTA survey.

In order to complete an ALTA/NSPS Land Title Survey, the surveyor must be provided with complete
copies of the most recent title commitment or, if a title commitment is not available, other title evidence
satisfactory to the title insurer. In addition, the surveyor must be provided with the following:
(i) The following records established under state statutes for the purpose of imparting
constructive notice of matters relating to real property (public records):
(a) The current record descriptions of any adjoiners to the property to be surveyed, except
where such adjoiners are lots in platted, recorded subdivisions;
(b) Any recorded easements benefitting the property;
(c) Any recorded easements, servitudes, or covenants burdening the property;
(ii) Any unrecorded documents affecting the property being surveyed and containing information
to which the survey shall make reference, if desired by the client.

I guess you can ask the insurer if that works?

 

[Jeremy Hutchins]

It would be hard to list the exception documents without exception documents. haha. I do think most of the requirements put the burden of information on the party who orders the ALTA survey.

In order to complete an ALTA/NSPS Land Title Survey, the surveyor must be provided with complete
copies of the most recent title commitment or, if a title commitment is not available, other title evidence
satisfactory to the title insurer. In addition, the surveyor must be provided with the following:
(i) The following records established under state statutes for the purpose of imparting
constructive notice of matters relating to real property (public records):
(a) The current record descriptions of any adjoiners to the property to be surveyed, except
where such adjoiners are lots in platted, recorded subdivisions;
(b) Any recorded easements benefitting the property;
(c) Any recorded easements, servitudes, or covenants burdening the property;
(ii) Any unrecorded documents affecting the property being surveyed and containing information
to which the survey shall make reference, if desired by the client.

I guess you can ask the insurer if that works?

Yeah I read that and didn't think a general title report would suffice. I am trying to get more information as to whom ordered the ALTA, it doesn't seem like they know what is actually required. Thanks for your reply.

 

[Adam Plumley]

They don't know what is required.

 

[Jeremy Hutchins]

They don't know what is required.

I agree. As I told them, I can do the survey but it cannot be shown as an ALTA till all the standards are met on their part.

 

[avoidthelloyd]

I agree. As I told them, I can do the survey but it cannot be shown as an ALTA till all the standards are met on their part.

I have clients who often want some of the items from Table A but don't care if it's a formal ALTA or not.