ALTA ALTA Survey Standards 2 — Questions and Answers
Question 1: What Table A item covers the location of observed utilities on an ALTA/NSPS survey?
- Table A Item 1
- Table A Item 6
- Table A Item 11 (Correct answer)
- Table A Item 19
Correct answer: Table A Item 11
Table A Item 11 addresses the location of utilities observed during the survey, including those evidenced by above-ground features.
Question 2: In an ALTA/NSPS survey, what must the surveyor do if a gap or overlap is discovered along a boundary line?
- Ignore it if it is less than one foot
- Call the title company to resolve it before completing the survey
- Show it on the survey and note it in the surveyor's report or certificate (Correct answer)
- File a boundary dispute form with the county recorder
Correct answer: Show it on the survey and note it in the surveyor's report or certificate
The surveyor must show any gap or overlap on the plat and note it so that the title company and parties are aware of the potential title issue.
Question 3: Which party typically orders an ALTA/NSPS land title survey in a commercial real estate transaction?
- The county assessor
- The buyer, lender, or both (Correct answer)
- The seller's real estate agent
- The municipal zoning board
Correct answer: The buyer, lender, or both
In commercial transactions, the buyer, lender, or both parties commonly order an ALTA/NSPS survey to identify boundary, easement, and encroachment issues before closing.
Question 4: What does the 'zoning' Table A item on an ALTA/NSPS survey typically require the surveyor to show?
- Full zoning ordinance text for the parcel
- Zoning classification, setback requirements, height restrictions, and parking ratios per a zoning report (Correct answer)
- Confirmation that the property complies with all zoning laws
- A written legal opinion on permitted uses
Correct answer: Zoning classification, setback requirements, height restrictions, and parking ratios per a zoning report
When requested, the zoning Table A item requires the surveyor to note the zoning classification and dimensional requirements such as setbacks, height, and floor area ratio from a provided zoning report.
Question 5: What is the purpose of the surveyor's certificate on an ALTA/NSPS survey?
- To guarantee the title is free of defects
- To certify the survey meets ALTA/NSPS standards and is accurate to the surveyor's knowledge (Correct answer)
- To transfer ownership of the property
- To replace the title commitment
Correct answer: To certify the survey meets ALTA/NSPS standards and is accurate to the surveyor's knowledge
The surveyor's certificate is a formal statement that the survey was prepared in accordance with ALTA/NSPS standards and is accurate to the best of the surveyor's knowledge.
Question 6: Which of the following items would NOT typically be shown on an ALTA/NSPS land title survey?
- Visible encroachments
- Easements of record
- Underground storage tank locations unless evidenced above ground (Correct answer)
- Property boundary lines
Correct answer: Underground storage tank locations unless evidenced above ground
Underground storage tanks are not visible above ground and are not required to be shown unless there is above-ground evidence; they require a Phase I/II environmental assessment, not a survey.
ALTA ALTA Survey Standards 2
What Table A item covers the location of observed utilities on an ALTA/NSPS survey?