All projects require some level of research and preparation. No survey can be properly completed without adequate research. Leverington & Associates, Inc. has established a long-standing working relationship with many local agencies and title companies. This means that our clients can rely on us to have completed diligent research of matters that could affect the outcome of a survey.
All of our survey crews are equipped with a Leica Electronic Total Station, with internal electronic distance meter, and electronic data collection in addition to other conventional surveying equipment. We also use Leica 1200 real-time Global Positioning equipment. We can provide the following surveying and mapping services:
ALTA/ACSM Surveys are done in conjunction with a Title Insurance Policy to provide protection to a buyer or other interest holder without exception to the many matters that may be discoverable from a survey and inspection that is not contained in the public records. These surveys are done to the standards established by the American Land Title Association and the American Congress on Surveying and Mapping.
Boundary Surveys include the recovery or establishment of property boundaries. Thorough research into the maps and legal descriptions that define property boundaries is essential for a proper survey. State law requires that a land survey plat be prepared and filed with the County Surveyor when we set property corners. Likewise, when referencing public land survey monuments, it may be necessary to file a monument record with the state.
Improvement Location Certificates (I.L.C.) are not surveys in the strict sense of the word but are often required by mortgage and title insurance companies before the sale of the property. Besides showing the improvements associated with the property, an Improvement Location Certificate depicts any visible improvements that may encroach onto the subject property from the adjacent properties or from the subject property onto the adjacent properties.
Topographic Mapping is done to determine the position and elevation of natural and man-made features relative to the property boundaries. Topographic mapping is an essential part of the planning and design of development of real property, as it locates all natural and man-made features along with the shape of the ground surface. Planimetric survey maps are similar to topographic maps, but do not show contours or elevation data.
Construction Staking provides the location and elevation of new improvements. Offset points are normally established to guide the contractors. Construction staking is normally done for all new streets, railways, curbs, grading work, and building construction.
Lot Line Adjustments and Vacations are processes where boundary lines may be adjusted among four or fewer adjacent properties, where more lots or parcels are not created. It affords an opportunity to exchange land so that the boundaries better fit existing improvements or natural features.
Legal Descriptions are necessary for all lot line adjustments, lot line vacations, land survey plats, and to create easements. Legal descriptions must be exact with references to existing property boundaries and form a mathematically “closed” boundary. Metes and bounds legal descriptions may contain straight or curved courses. Legal descriptions may also reference survey maps that have been filed for record.
FEMA Flood Elevation Certificates show the floor and site elevations relative to the published flood elevations determined by the Federal Emergency Management Agency. They are done to determine rates for Flood Insurance where properties are in or near flood prone areas.
FEMA Letters of Flood Map Amendment are sometimes necessary when the Flood Insurance Rate Maps are not accurate. This may require a survey and drainage study to determine that a property is not subject to flooding. The application for an amendment must be acknowledged by the local agency and approved by FEMA.
Hydrographic Surveys show the features and contours of areas submerged by lakes, rivers, or the ocean. Soundings may be taken by direct measurement or sonar.
Expert Witness Services are sometimes necessary to resolve boundary disputes, or to provide exhibits necessary for litigation. The services necessary for this type of work may vary depending upon the issues that need resolution.