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Land Title Survey Document

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LAND TITLE SURVEY DOCUMENT

Survey Identification

Survey Number:    Date of Survey:

Property Identification

Parcel / APN Number:    County:

Purpose and Scope

Purpose of Survey (select all that apply):
Title insurance    Mortgage/lender requirement    Boundary determination    Subdivision / platting    Other (specify below)

Survey Data and Methodology

Basis of Bearings:

Horizontal Datum:    Vertical Datum:

Observations and Recorded Encumbrances

Improvements Observed (select all that apply):
Primary residence / building    Garage/outbuilding    Fences/walls    Driveway/parking areas    Other

Are there observed encroachments?   Yes    No

Floodplain, Zoning, and Utilities

Floodplain designation observed:

Zoning classification:

Monumentation and Measurements

Measurement Method:    Scale of Plats or Maps:

Limitations, Exceptions, and Disclosures

This survey is prepared for the named client for the stated purpose. It does not constitute a title search and any matters not revealed by instruments listed herein or observed at the time of the survey may affect title and/or boundary locations.

Title matters not examined by the surveyor include, but are not limited to, unrecorded easements, encumbrances, rights of occupants, and matters validly existing beyond the boundary lines. The surveyor expressly disclaims responsibility for matters outside the scope defined in this document.

Surveyor Certification

I hereby certify that on the date(s) noted above I personally conducted or supervised the field work presented in this survey, that the survey complies with applicable state surveying standards for boundary surveys, and that the plat and accompanying notes accurately represent the monuments found and/or set and the improvements and encumbrances as of the survey date. This certification is issued solely to the named client for the stated purpose and is not transferable without the surveyor's written consent.

Licensed Land Surveyor:    License No.:

Plat / Attachments

Date of Final Plat or Map (if applicable):

Acknowledgment

The client acknowledges receipt of a copy of the survey and any attached plat(s) and understands the survey's stated purpose, limitations, and exceptions. The client agrees that the surveyor's liability, if any, shall be limited to the client and subject to the terms and limitations set forth in the surveyor's written engagement or invoice.

Surveyor (Print Name):

By:

Date:

Client (Print Name):

By:

Date:

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What the Land Title Survey Document Is

The Land Title Survey Document is a formal, licensed-surveyor report that maps a property's legal boundaries, improvements, easements, and encumbrances. It combines a scaled graphic survey, a written legal description, monument references, and notes about observed encroachments or utility locations. Title companies, lenders, purchasers, and local permitting authorities rely on it to verify that the physical layout matches recorded title data. The survey supports title insurance endorsements, closing packages, subdivision plats, and permitting decisions by documenting evidence that affects ownership and use.

Why a Professional Survey Matters for Title Risk

A Land Title Survey Document reduces uncertainty about boundaries and recorded interests, reveals encroachments or missing easements, and provides the factual basis title insurers and lenders need to underwrite or clear exceptions prior to closing.

Why a Professional Survey Matters for Title Risk

Who Typically Uses a Land Title Survey Document

Stakeholders who commonly request or act on a Land Title Survey Document appear across transactions and projects.

  • Title companies and underwriters confirming coverage and clearing exceptions before issuing endorsements.
  • Lenders requiring verified boundaries and encumbrance information as a condition of financing or refinance closings.
  • Buyers, sellers, developers, and surveyors using the document to allocate risk and define scope for closing or improvement work.

Each party uses survey details differently: for underwriting, closing, permitting, construction staking, or dispute resolution.

Essential Data Elements in the Survey Document

Property Address: Full street address, city, state, ZIP
Parcel Identifier: County parcel number or tax ID
Legal Description: Complete metes-and-bounds or lot/plat
Surveyor Information: Name, license number, contact
Survey Date: Date field work and drafting completed
Attachments: Plats, plats references, and exhibits

Step-by-Step: Completing a Land Title Survey Document

Follow these core steps to ensure the survey supports title review, lender requirements, and closing timelines.

  • 01
    Order the survey: Engage a licensed surveyor early in escrow.
  • 02
    Provide documents: Share deed, title report, and plat references.
  • 03
    Field work: Surveyor performs on-site measurements and checks monuments.
  • 04
    Deliver report: Receive plat, written report, and certification.

Typical Online Workflow Settings for Survey Documents

Configure e-delivery, authentication, and attachments so the survey joins closing and title workflows reliably.

Field Configuration
Document format PDF/A preferred for archival and record fidelity
Signer authentication Email + SMS code or ID verification for signers
Attachments Include plats, photos, and legal descriptions
Notifications Auto-notify title, lender, and closing agent

Where to Send the Completed Survey

After finalization, route the Land Title Survey Document to participants who require a certified copy or recorded exhibit.

  • Title company: Deliver certified copy to clear title exceptions
  • County recorder: Record plat or survey exhibits as required
  • Lender: Send survey for underwriting review
  • Buyer / Seller: Provide copies for closing records

Digital Signing and File Format Requirements

Use secure PDF formats and reliable signer authentication when e-signing survey certifications or delivery acknowledgements.

  • Accepted formats: PDF, PDF/A, and flattened vector images
  • Signer authentication: Email link plus SMS or ID verification
  • Integrations: CRM and cloud storage integrations supported

Consequences of an Inaccurate or Missing Survey

Boundary disputes: Litigation risk and costs
Title insurance denial: Exceptions or reduced coverage
Closing delays: Funding or escrow holdbacks
Re-survey costs: Additional professional fees
Liability exposure: Surveyor or seller disputes
Regulatory fines: Permitting or code violations

Common Preparation Errors to Avoid

  • Using an outdated legal description or truncated metes-and-bounds that does not match current recorded instruments.
  • Failing to disclose known easements or utility agreements that appear on the title report but not the draft survey.
  • Relying on a boundary line from a prior plat without confirming monument positions during fieldwork.
  • Delaying ordering the survey until late in escrow, creating avoidable closing or underwriting holdbacks.

Timing Considerations and Typical Deadlines

Plan survey ordering and delivery around escrow and lender deadlines to avoid delays and extra costs.

Order early in escrow:

Request survey as soon as escrow opens

Completion before closing:

Allow fieldwork and drafting time, typically 7–21 days

Record or attach exhibits:

Record plats or exhibits per county rules before final closing if required

Respond to objections:

Address lender or title company exceptions promptly

Archive signed copies:

Store executed survey in closing package

Key Milestones from Order to Recorded Exhibit

Typical milestone sequence shows the path from initial order to final recording or distribution of the certified survey.

01

Order Placed

Engage surveyor and provide title documents

02

Field Survey

On-site monumentation and measurements

03

Draft Review

Review preliminary plat for errors or omissions

04

Final Delivery

Deliver certified survey and file exhibits where required

Real-World Scenarios Where Surveys Matter

These condensed examples show how survey deliverables affect real estate closings and development workflows.

Martin Properties

A regional residential broker digitized closing docs to include certified surveys for escrows

  • The change shortened onsite signings and coordination
  • "I can process and execute all of these documents online with 100% compliance and built-in security. Whether on mobile or working offline, I can get forms back to their necessary parties efficiently."

Optica Ventures LLC

A small development firm used electronic workflows to share survey exhibits with lenders

  • Faster review cycles reduced lender exceptions
  • "The interface is simple and easy-to-use for our team; more importantly, it is just as easy for our customers."

Key Components of a Professional Land Title Survey Document

A complete survey document combines graphic, written, and legal elements so stakeholders can evaluate boundaries, use rights, and title risk with confidence.

Boundary Lines

Precisely drawn lot lines and bearings with measured distances tied to physical monuments and referenced datums for legal clarity.

Legal Description

Full metes-and-bounds or recorded plat references that match county records and permit unambiguous parcel identification.

Easements & Rights

All recorded easements, rights-of-way, and utility corridors shown and annotated with instrument references and recording information.

Improvements

Existing structures, driveways, fences, and other improvements located relative to boundary lines and setback requirements.

Surveyor Certification

Licensed surveyor signature, seal, licensing details, and a certification statement attesting to accuracy and compliance with local standards.

Exhibits & Notes

Supporting plats, legend, datum notes, observed encroachments, and any limiting conditions or assumptions used during surveying.

Download, Export, and Supporting Documents to Include

Ensure the survey package includes the right file formats and supporting records for recording, underwriting, and archival.

Download Formats

Provide an uneditable PDF/A for recordation, a vector PDF for detailed inspection, and optional DXF or CAD exports for engineering use.

Supporting Documents

Attach the deed, title report exceptions, utility locates, recorded plats, and any prior survey if available to assist review.

Record Copies

Prepare certified copies or plats for county recorder submission; include any required recording cover sheet or indexing data.

Map Exports

Include high-resolution map images and a scale bar; clearly label north arrow, datum, and coordinate system.

Practical Tips for Accurate and Efficient Survey Completion

Adopt these practices to minimize delays, reduce exceptions, and ensure the survey meets lender and title insurer requirements.

Engage a licensed surveyor early
Order the survey at the start of escrow to allow fieldwork, plat research, and lender/title review without compressing timelines.
Provide complete title materials
Share the current title report, prior surveys, and deed so the surveyor can reconcile recorded exceptions accurately.
Confirm county recording rules
Check local recorder format and page requirements to avoid rejections or additional recording pages.
Preserve original signed copies
Keep certified, signed PDFs and recorded originals in the closing package for future conveyancing or disputes.

Frequently Asked Questions About Land Title Survey Documents

Answers to common questions about when surveys are required, signing, recordation, and how to address conflicts with recorded deeds.


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eSignature Vendor Comparison for Survey Delivery and Signing

Comparison of baseline pricing and key capabilities relevant to delivering and signing Land Title Survey Documents; signNow appears first per vendor listing conventions.

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Starting Price $8/user/mo $15/user/mo $14/user/mo $19/user/mo $15/user/mo
Free Trial 7-day free trial Varies by plan Varies by plan Varies by plan Varies by plan
Bulk Send Yes Yes Yes Yes No
Audit Trail Yes Yes Yes Yes Yes
HIPAA Compliant Yes Yes Yes No No
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