Within the real estate world – from agents to title companies to real estate lawyers – reputation is, in many ways, as important as almost any other part of building a successful company. That is because most people do not have a concept of what makes one organization better than the other, so they’re electing to choose you based on your reputation within the community or online.
That is why accuracy and certainty are so important.
You have to know that everything you do is as accurate as possible, so that you can be seen as someone that can be trusted not only for your existing client, but for future ones.
Title surveys are often a part of this process.
What Title Surveys Provide
A title survey provides clarity by documenting the physical and legal conditions of a property before closing. For buyers, attorneys, lenders, and title professionals, the survey functions as a practical risk-mitigation tool. It identifies issues that may not be visible during routine inspections and helps ensure that the property being transferred aligns with the legal description and expectations of the parties involved. It helps with:
Establishing Accurate Property Boundaries
One of the primary functions of a title survey is to confirm that the boundaries on paper match the actual boundaries on the ground. Even small discrepancies can create problems later. Structures may extend into neighboring parcels, fences may not align with deed lines, access points may not fall where they are assumed to be, and so on.
A title survey provides a documented starting point that helps prevent boundary-related disputes after the transfer of ownership.
Identifying Encroachments and Physical Conflicts
Encroachments are a frequent source of post-closing complications. These include driveways crossing onto an adjacent property, sheds or garages placed over a line, or improvements that occupy areas outside the owner’s legal rights.
A title survey identifies these conflicts early, allowing the parties to address them before the sale is final. This reduces the likelihood of a buyer discovering a problem only after taking possession.
Confirming Easements and Access Rights
Easements support access, utilities, drainage, and other rights that affect how a property is used.
Without a survey, it is difficult to verify that these easements are located where the title documents indicate, or that they do not interfere with planned improvements.
A title survey maps the precise location and dimensions of recorded and visible easements so stakeholders understand how they impact the property. This prevents situations where a future project or use becomes restricted because an easement was overlooked.
Limiting Liability and Supporting Informed Decision-Making
For professionals involved in the real estate process, recommending a title survey demonstrates that potential issues are being evaluated thoroughly. The survey record shows that boundary, access, and encroachment risks were reviewed and addressed during due diligence. This can help lower the likelihood of disputes, claims, or reputational damage tied to overlooked physical conditions.
On Long Island, specifically, title surveys are often required as part of the closing process. But outside of Long Island, where they are more optional, recommending a survey – even if the client chooses to turn it down – at least showcases that you have recommended it for accuracy, so that you have something you can point to should problems arise.
Supporting a Smooth Transaction for All Parties
Title surveys should be viewed as far more than just formalities. They provide a clear, reliable picture of the property being conveyed and reduces the chances of unexpected complications later. Many title companies and mortgage lenders require them, and there is an argument to be made that it is in everyone’s best interest to make them a requirement so that individuals have accurate data at the time of sale, and everyone can be protected from the unexpected.