identification surveys

Caveat Emptor (Let the Buyer Beware)

Identification Surveys were once part of every property conveyance, however with the advent of Title insurance they are less often required or requested. When purchasing property the principal of Caveat Emptor (Let the Buyer Beware) applies and suggests the purchaser performs due diligence before the completion of any property transaction. In recent times Title insurance has been suggested by conveyancers as a cheap and quick alternative to an Identification Survey but if issues are to arise in the future this leaves the owner to seek compensation from the insurer.

An Identification Survey investigates the Certificate of Title and any easements, restrictions or encumbrances shown on it, establishes the site boundaries and comments on any comments on any discrepancies found. In addition it will also show;

  • The setbacks of the existing structures on site from the directly adjacent boundaries;

  • The position of fences;

  • Any encroachment of the subject structures on a neighbouring property;

  • Any encroachment of a neighbouring structures on the subject property.

TSD Consulting understand that the outcome of an Identification Survey is typically critical in deciding if you will go ahead with a purchase or not and as such we will always endevour to have a Survey prepared within 3 days of your request unless otherwise instructed.

When should you consider an identification survey?

  • If there are structures on site that you believe may have been constructed without Council Approval (in this case we would suggest that Building Certificate Application also be made to the Local Council).

  • If there are structures on the site or on adjoining sites that are close to fences. A fence is not a boundary and often does not site on a boundary so structures that appear close to the fence may actually be over the boundary.

  • If there are obvious deviations in fencing which are not replicated in the Deposited Plan dimensions or where measurements between fences do not match the dimensions shown on the Deposited Plan.

  • If the Title of the Land is ‘Limited’ or ‘Qualified’. This means that your land dimensions are likely not based on a field survey and are not guaranteed by the LRS. It could also mean that the land is susceptible to Adverse Possession by an adjoining owner.

Request a Quote