Residential Title Surveys

What a Residential Title Survey Includes

A Residential Title Survey is built on a boundary survey, which locates and marks the legal property lines of a lot based on the plat, recorded description, historical evidence, and applicable Texas boundary law. What distinguishes a title survey from a boundary survey is the title information that is depicted or listed on the survey. In addition, the title survey includes a special surveyor's certification (refined over decades of review by title underwriters and attorneys) that typically states there are "no visible easements, encroachments, or protrusions except as shown hereon." This provides the title company with the assurances that the surveyor has thoroughly examined the boundary, located all visible easements including utility lines, depicted the easements and setback lines listed in the title commitment, and located improvements on the property to confirm that they do not encroach or protrude into the boundary, easements or setback lines.

What We Look For

Beyond depicting the boundary, a residential survey locates visible evidence that public records won't show: fences, driveways, utility lines, and structures that may sit on or near a boundary or easement. We also locate:

Meters, pedestals, and transformers, evidence of potential easements
Driveways and curb cuts, evidence of access
Perimeter fences and gates which may reveal encroachments or adverse use
Visible evidence of adverse use or possession

Common Issues We Find On Residential Surveys

Boundary monuments placed in the wrong location, sometimes by 5 or more feet
Improvements (houses, mobile homes, fences, sheds, driveways) over a boundary or setback line
Easements that were forgotten and affect improvements or cover more land than previously understood
Discrepancies between occupation (fences) and record (what is called for in the plat or deed)

Why Searchers

Searchers, having performed approximately 7,500 surveys and having reconstructed entire subdivisions and neighborhoods, has the most comprehensive database in the region. This means that we are able to perform surveys faster and with a much higher degree of confidence, which is helpful because residential closings are often on a tight timeline. Searchers has also built a reputation for maintaining a dependable schedule, which means you will be ready for closing.